What kind of home is Manor Farm House, Coates Lane, HP13 5UX?

Manor Farm House, Coates Lane, HP13 5UX is a detached house.

What energy rating does Manor Farm House, Coates Lane, HP13 5UX have?

The current EPC rating for Manor Farm House, Coates Lane, HP13 5UX is F with a score of 36 out of 100, lodged in April 2025. The assessor estimates the property could reach a D. Source: EPC Register.

How big is Manor Farm House, Coates Lane, HP13 5UX?

Manor Farm House, Coates Lane, HP13 5UX has a recorded floor area of 423 m² (4,553 sq ft). That makes it about 335% larger than the median EPC-recorded property in HP13 5UX. Source: EPC Register.

What heating system does Manor Farm House, Coates Lane, HP13 5UX use?

The latest EPC at Manor Farm House, Coates Lane, HP13 5UX records oil as the main heating fuel. Source: EPC Register.

Has Manor Farm House, Coates Lane, HP13 5UX had any planning applications?

The most recent planning decision at Manor Farm House, Coates Lane, HP13 5UX was a refusal for an application (ref. 24/05277/ADRC) in February 2024. Earlier filings include 9 approved applications on the same address. Source: PlanIt planning register.

What is the council tax band for Manor Farm House, Coates Lane, HP13 5UX?

Manor Farm House, Coates Lane, HP13 5UX is in council tax band G. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Which area is Manor Farm House, Coates Lane, HP13 5UX in?

Manor Farm House, Coates Lane, HP13 5UX sits in Downley, High Wycombe, High Wycombe. It falls within the HP13 postcode district.

What is crime like near Manor Farm House, Coates Lane, HP13 5UX?

Police records around Manor Farm House, Coates Lane, HP13 5UX show an average of 223 reported crimes per month over the last 15 months. Violent crime makes up roughly 41% of reports, the most common category. The overall trend is falling (14% versus the prior period). Source: Police UK.

What schools are near Manor Farm House, Coates Lane, HP13 5UX?

The closest primary school to Manor Farm House, Coates Lane, HP13 5UX is The Disraeli School (1.0km), one of 11 primaries within walking distance. The closest secondary is The Royal Grammar School, High Wycombe (1.9km).

What transport links are near Manor Farm House, Coates Lane, HP13 5UX?

The closest bus stop to Manor Farm House, Coates Lane, HP13 5UX is Commonside, 516m away. In total there are 30 bus stops within the surrounding area.

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Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX

10 planning records

Property type

Detached

Habitable rooms

From EPC

Floor area

423 m²

4553 sq ft

Energy rating

Score 36

Council tax

Band G

Tenure

Owner Occupied

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Overview

About Manor Farm House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Manor Farm House is a detached house in Downley, High Wycombe, High Wycombe (HP13 5UX). It has a recorded floor area of 423 m² (around 4553 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (April 2025) shows an F (score 36), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 68), a 2-band jump. Main heating runs on oil.

At 423 m² the property is well over the postcode median (97 m² across 3 EPCs), placing it in the larger end of the local stock. 10 planning records sit against the property, 9 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations.

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Everything you need to know about Manor Farm House

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Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Manor Farm House's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate

Apr 2025

EPC Rating

F36

Main Heating

Gas

Main Fuel

Oil

Hot Water

Average

Windows

Poor

CO2 Emissions

26.0 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 24 April 2035

8 years remaining

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC FPre-1919 buildDetached over 300m²Extended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls

Because the property was built before 1919, is a large detached home over 300m², and has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,795 · Includes VAT

Planning

Planning history

Applications and permits filed against Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX, sourced from the PlanIt planning register.

A recent planning application at Manor Farm House was refused — worth checking the council file.

10 applications on record at Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX

10decisions2extensions107documents11nearby

Flagged:Listed building

Oct 2005
ExtensionFull
Outcome in report
Construction of rear garden room, two catslide roof extensions over open porches, insertion of new dormer window on north east elevation and external alterations
Documents
21 docs on file
Reference
05/06954/FUL
Full record in report
More recent applications — locked
ConditionsMay 2024Decision
ConditionsFeb 2024Decision

+ 7 more applications in the report

Unlock Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX's full planning history

You're seeing the shape of it. The report has the substance.

Every decision — granted, refused or withdrawn (10 on record)
All 10 applications on this property in full, plus 11 notable nearby
The 107 documents, officer reports & conditions
What the pattern means for extending or converting here

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Manor Farm House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£1,701,000

Modelled from EPC, postcode comparables.

See how we calculated this

No sales recorded with HM Land Registry

That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.

Median price across the last 1 sales in HP13 5UX: £1,186,000 (2025–2025).

Nearby sales in HP13 5UX

Limousin Lodge, Coates Lane, Downley, High Wycombe, HP13 5UX
Sold Mar 2025
£1,186,000

On the street

Versus other Coates Lane homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

On floor area, Manor Farm House stands well clear of the street.

EPC Rating

36 (F)

Street avg 49 (E)

Below

Floor Area

423 m²

Street avg 133 m²

Strongly above

CO₂ Emissions

26.0 t/year

Street avg 6.1 t/year

Strongly below

Habitable Rooms

11 rooms

Street avg 5 rooms

Strongly above

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£746k

1 Coronation Cottages, The Common, Downley

HP13 5YQ

4 bed2 bath

£682k

1 Brands Hill Avenue

HP13 5PZ

3 bed1 bath

£620k

1 Cumbrian Way

HP13 5RY

5 bed2 bath

£618k

1 Commonside, Downley

HP13 5XG

3 bed1 bath

£592k

1 De Havilland Court

HP13 5AG

£575k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath

£551k

1 Court Close

HP13 5JF

4 bed2 bath

£550k

1 Brenchwood Close, Downley

HP13 5UP

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the High Wycombe district page.

Full High Wycombe report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

223/mo

Falling year-on-year across the wider district.

Nearest stop

0.5 km

Commonside — bus stop.

Closest school

1.0 km

The Disraeli School. 12 schools nearby.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HP13 5UX from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

43.5dB

Low

Night-time road noise heatmap for HP13 5UX

Night-time· 23:00 – 07:00

36.2dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX. Each answer is also embedded as structured data for search engines.