What type of property is 12 Narrow Lane, HP13 5XP?

12 Narrow Lane, HP13 5XP is a 4-bedroom detached house.

When did 12 Narrow Lane, HP13 5XP last change hands?

12 Narrow Lane, HP13 5XP last sold for £540,000 in March 2023, around 3 years ago. Source: HM Land Registry.

What is the EPC rating for 12 Narrow Lane, HP13 5XP?

The current EPC rating for 12 Narrow Lane, HP13 5XP is C with a score of 79 out of 100, lodged in June 2022. The assessor estimates the property could reach a B. Source: EPC Register.

What is the floor area of 12 Narrow Lane, HP13 5XP?

12 Narrow Lane, HP13 5XP has a recorded floor area of 101 m² (1,087 sq ft), around 25 m² per bedroom. That makes it about 15% smaller than the median EPC-recorded property in HP13 5XP. Source: EPC Register.

How is 12 Narrow Lane, HP13 5XP heated?

The latest EPC at 12 Narrow Lane, HP13 5XP records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 12 Narrow Lane, HP13 5XP?

12 Narrow Lane, HP13 5XP is in council tax band E.

Where is 12 Narrow Lane, HP13 5XP located?

12 Narrow Lane, HP13 5XP sits in Downley, High Wycombe, High Wycombe. It falls within the HP13 postcode district.

Is 12 Narrow Lane, HP13 5XP in a safe area?

Police records around 12 Narrow Lane, HP13 5XP 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.

Which schools serve 12 Narrow Lane, HP13 5XP?

The closest primary school to 12 Narrow Lane, HP13 5XP is The Downley School (627m), one of 11 primaries within walking distance. The closest secondary is The Royal Grammar School, High Wycombe (2.3km).

What is the nearest station to 12 Narrow Lane, HP13 5XP?

The closest bus stop to 12 Narrow Lane, HP13 5XP is Commonside, 159m away. In total there are 30 bus stops within the surrounding area.

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

Extendable

Estimated value

£583,000

Since the 2023 sale (£540,000)+8%
Against HP13 5XP's recent median (£565,000)+3%

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

Bathrooms

Floor area

101 m²

1087 sq ft

Energy rating

Score 79

Council tax

Band E

Tenure

Owner Occupied

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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

£583,000

Against its 2023 sale (£540,000)+8%
Against HP13 5XP's recent median (£565,000)+3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Narrow Lane is modelled from its 101 m² EPC floor area, its 1 recorded sale 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
101 m² from the EPC lodged in June 2022
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in HP13 5XP
5 sales, median £565,000 (2022–2014)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: March 2023	Latest available records, read when you order
Valuation	Estimate from the last refresh	Analysed against comparable sales
Planning	None on this home	Full history, plus nearby schemes
Flood risk	Not shown	Included

Price

Sales history & valuation

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

12 Narrow Lane valuation sits well clear of the typical sold price in this postcode.

Sales timeline

24 March 2023Most recent
£540,000

Median price across the last 5 sales in HP13 5XP: £565,000 (2022–2014).

Nearby sales in HP13 5XP

Risks

What this page doesn't show

2 potential issues have already been flagged for 12 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 12 Narrow Lane

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

12 Narrow Lane is a four-bedroom detached house in Downley, High Wycombe, High Wycombe (HP13 5XP). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (June 2022) shows a C (score 79), near the top of the C band. The recommended improvements would push it to B (score 84). Our model identifies extension potential, subject to local planning policy.

On a £-per-square-foot basis, the last sale (£497/sq ft) was about 63.1% above the typical sold price in the postcode. At 101 m² it's 15.8% smaller than the typical home in the postcode (120 m² median across 11 EPCs). Sold March 2023 for £540,000.

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

Outside

GarageYes

Building

RefurbishedYes
Extension potentialPossible

Before you decide

Everything you need to know about 12 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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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

Jun 2022

EPC Rating

C79

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

2.7 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 11 June 2032

5 years remaining

Planning

Planning history

Applications and permits filed against 12 Narrow Lane, Downley, High Wycombe, HP13 5XP, sourced from the PlanIt planning register.

12 Narrow Lane has no planning applications on record.

But the area is active

11 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

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, 12 Narrow Lane runs well behind the street norm.

Price per m²

£5,347

Street avg £3,910

Strongly above

Floor Area

101 m²

Street avg 119 m²

Strongly below

Habitable Rooms

7 rooms

Street avg 7 rooms

Above

CO₂ Emissions

2.7 t/year

Street avg 5.0 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· 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

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Late 20th centuryDetached HouseEPC C

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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.

£551k

1 Court Close

HP13 5JF

4 bed2 bath

£746k

1 Coronation Cottages, The Common, Downley

HP13 5YQ

4 bed2 bath

£575k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath

£618k

1 Commonside, Downley

HP13 5XG

3 bed1 bath

£620k

1 Cumbrian Way

HP13 5RY

5 bed2 bath

£524k

1 Curlew Close

HP13 5JY

3 bed2 bath

£682k

1 Brands Hill Avenue

HP13 5PZ

3 bed1 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 12 Narrow Lane is modelled from its 101 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 12 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 12 Narrow Lane was lodged in June 2022 at band C and is valid until June 2032. Floor area, heating and insulation details on this page come from it.
Planning records: Planning applications are collected from local authority registers through PlanIt. None is matched to 12 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: 12 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 12 Narrow Lane, Downley, High Wycombe, HP13 5XP. Each answer is also embedded as structured data for search engines.

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