Skip to content
UK Property Looker

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

1 planning record

Estimated value

£675,000

  • Since the 2022 sale (£635,000)+6%
  • Against HP13 5XP's recent median (£562,500)+20%

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
Bathrooms
2
Floor area
125 m²
1345 sq ft
Energy rating
C
Score 72
Council tax
Band E
Tenure
Owner Occupied
Get directions (opens in a new tab)
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

£675,000

  • Against its 2022 sale (£635,000)+6%
  • Against HP13 5XP's recent median (£562,500)+20%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 10 Narrow Lane is modelled from its 125 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

    125 m² from the EPC lodged in October 2021

  • Sales of this home

    2 sales recorded, the latest in 2022

  • 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.

Latest sale on 10 Narrow Lane was the highest on Land Registry record across the postcode.

Sales timeline

  1. 28 February 2022Most recent

    £635,000

    +81.4%over 8 years

  2. 30 January 2014

    £350,000

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 10 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

One time fee only - money back guarantee

Overview

About 10 Narrow Lane

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

10 Narrow Lane is a four-bedroom detached house in Downley, High Wycombe, High Wycombe (HP13 5XP). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (October 2021) shows a C (score 72). When first surveyed in July 2013 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good, hot-water efficiency went from Average to Good and lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would push it to B (score 83). Records show the property has been extended at some point in its history.

One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved. Across 2014–2022, sale prices on this property compounded at 7.7% per year. On a £-per-square-foot basis, the last sale (£472/sq ft) was about 52.1% above the typical sold price in the postcode. Sold February 2022 for £635,000. 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
  • Bathrooms2
  • Dining roomYes
  • EnsuiteYes

Outside

  • GarageYes

Building

  • Previously extendedYes
Before you decide

Everything you need to know about 10 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

Pick your report · from £14.99

One time fee only - money back guarantee

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.
Current Certificate(1 of 2)
Oct 2021

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 3 October 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2021from Jul 2013
EPC improved fromD64toC72
Hot Water
AverageGood

Hot water efficiency improved

Windows
Mostly DoubleFull Double

Windows upgraded, improving insulation

Roof
GoodVery Good

Roof insulation improved

Low Energy Lighting
0%88%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 10 Narrow Lane, Downley, High Wycombe, HP13 5XP, sourced from the PlanIt planning register.

10 Narrow Lane has an approved single-storey side and rear extension on the planning record.

1 application on record at 10 Narrow Lane, Downley, High Wycombe, HP13 5XP

1decisions1extensions7documents11nearby
  1. Jan 2015
    ExtensionFull
    Outcome in report

    Extension: Single storey · Side and rear of property

    Householder application for construction of single storey side/rear extension

    Documents
    7 docs on file
    Reference
    14/07980/FUL
    Full record in report

Unlock 10 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 7 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

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.

On years held, 10 Narrow Lane runs well behind the street norm.

Price per m²

£5,080

Street avg £3,940

Above

Floor Area

125 m²

Street avg 117 m²

Above

Habitable Rooms

7 rooms

Street avg 7 rooms

Above

CO₂ Emissions

3.9 t/year

Street avg 4.9 t/year

Strongly above
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 C

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.
£746k

1 Coronation Cottages, The Common, Downley

HP13 5YQ

4 bed2 bath
£551k

1 Court Close

HP13 5JF

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
£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

Property research, connected

Get up to date data on unlimited properties per month

Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.

Start your research
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 10 Narrow Lane is modelled from its 125 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 10 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 10 Narrow Lane was lodged in October 2021 at band C and is valid until October 2031. 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 10 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
10 Narrow Lane is in council tax band E. 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 10 Narrow Lane, Downley, High Wycombe, HP13 5XP. Each answer is also embedded as structured data for search engines.

Know this home? Think our valuation is wrong?

Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.

Keep exploring