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1 Narrow Lane, Downley, High Wycombe, HP13 5XP

Extendable1 planning record

Estimated value

£640,000

  • Since the 2021 sale (£565,000)+13%
  • Against HP13 5XP's recent median (£562,500)+14%

Newest record on this page: March 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathroom
1
Floor area
102 m²
1098 sq ft
Energy rating
D
Score 65
Council tax
Band F
Tenure
Private Rental
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£640,000

  • Against its 2021 sale (£565,000)+13%
  • Against HP13 5XP's recent median (£562,500)+14%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 1 Narrow Lane is modelled from its 102 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP13 5XP. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    102 m² from the EPC lodged in October 2018

  • Sales of this home

    2 sales recorded, the latest in 2021

  • Recent sales in HP13 5XP

    5 sales, median £562,500 (2023–2014)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

1 Narrow Lane has more than doubled in price since the earliest registered sale in 2000.

Sales timeline

  1. 9 September 2021Most recent

    £565,000

    +127.9%over 20 years

  2. 26 October 2000

    £247,950

Median price across the last 5 sales in HP13 5XP: £562,500 (2023–2014).

Risks

What this page doesn't show

2 potential issues have already been flagged for 1 Narrow Lane, Downley, High Wycombe, HP13 5XP. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn report
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

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Overview

About 1 Narrow Lane

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

1 Narrow Lane is a four-bedroom detached house in Downley, High Wycombe, High Wycombe (HP13 5XP). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (October 2018) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in October 2008 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Average. The recommended improvements would lift it to B (score 84), a 2-band jump. Our model identifies extension potential, subject to local planning policy.

Across 2000–2021, sale prices on this property compounded at 4% per year. Today's modelled estimate of £640,000 is 13.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£515/sq ft) was about 65.8% above the typical sold price in the postcode. At 102 m² it's 15% smaller than the typical home in the postcode (120 m² median across 11 EPCs). One planning record on file: an extension refused in 2000. Most recent transfer: September 2021 at £565,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms4
  • Bathrooms1
  • Dining roomYes
  • CloakroomYes

Outside

  • Private gardenYes
  • GarageYes

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about 1 Narrow Lane

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

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

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Oct 2018

EPC Rating

A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.2 t/year
Occupancy
Rented

Certificate validity

Valid until 10 October 2028

1 year remaining

Property Improvements

Changes detected from historical EPC data

Oct 2018from Oct 2008
EPC improved fromE53toD65
Low Energy Lighting
0%28%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 1 Narrow Lane, Downley, High Wycombe, HP13 5XP, sourced from the PlanIt planning register.

1 application on record at 1 Narrow Lane, Downley, High Wycombe, HP13 5XP

1decisions1extensions4documents11nearby
  1. Jul 2000
    ConservatoryFull
    Outcome in report

    Extension: Side and rear of property

    Construction of 2-storey side/rear extension and single-storey rear conservatory extension.

    Extension
    Documents
    4 docs on file
    Reference
    00/06150/FUL
    Full record in report

Unlock 1 Narrow Lane, Downley, High Wycombe, HP13 5XP's full planning history

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

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 11 notable nearby
  • The 4 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Narrow Lane homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 1 Narrow Lane runs comfortably ahead of the street norm.

Price per m²

£5,539

Street avg £3,889

Strongly above

Floor Area

102 m²

Street avg 119 m²

Strongly below

Habitable Rooms

6 rooms

Street avg 7 rooms

Below

CO₂ Emissions

4.2 t/year

Street avg 4.9 t/year

On par
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

0.2 km

Commonside — bus stop.

Closest school

0.6 km

The Downley School. 12 schools nearby.

Nearest schools

  • The Downley SchoolPrimary627m
  • The Disraeli SchoolPrimary980m
  • Millbrook Combined SchoolPrimary1.3km
  • Oakridge SchoolPrimary1.9km

Nearest stops

  • CommonsideBus stop159m
  • Littleworth RoadBus stop172m
  • Memorial HallBus stop346m
  • Hithercroft RoadBus stop356m

Most reported crime locally

  • Violence & Sexual Offences1,380 reports41%
  • Anti-social Behaviour443 reports13%
  • Other Theft275 reports8%
  • Criminal Damage & Arson257 reports8%

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 5XP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP13 5XP

Daytime· 07:00 – 23:00

45.4dB

Low
Night-time road noise heatmap for HP13 5XP

Night-time· 23:00 – 07:00

36.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryDetached HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £895 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£551k

1 Court Close

HP13 5JF

4 bed2 bath
£746k

1 Coronation Cottages, The Common, Downley

HP13 5YQ

4 bed2 bath
£620k

1 Cumbrian Way

HP13 5RY

5 bed2 bath
£618k

1 Commonside, Downley

HP13 5XG

3 bed1 bath
£682k

1 Brands Hill Avenue

HP13 5PZ

3 bed1 bath
£575k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath
£524k

1 Curlew Close

HP13 5JY

3 bed2 bath
£426k

1 Brunel Road

HP13 5SR

3 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 1 Narrow Lane is modelled from its 102 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP13 5XP. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 1 Narrow Lane. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 1 Narrow Lane was lodged in October 2018 at band D and is valid until October 2028. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 1 Narrow Lane. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 12 schools and 30 stops listed are measured in a straight line from HP13 5XP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
1 Narrow Lane is in council tax band F. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 1 Narrow Lane, Downley, High Wycombe, HP13 5XP. Each answer is also embedded as structured data for search engines.

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