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12 Ford Way, Downley, High Wycombe, HP13 5XW

1 planning record

Estimated value

£651,000

  • Since the 2010 sale (£426,500)+53%
  • Against HP13 5XW's recent median (£675,000)-4%

Newest record on this page: September 2025. 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
Floor area
137 m²
1471 sq ft
Energy rating
C
Score 71
Council tax
Band F
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

£651,000

  • Against its 2010 sale (£426,500)+53%
  • Against HP13 5XW's recent median (£675,000)-4%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Ford Way is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 5XW. 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

    137 m² from the EPC lodged in May 2010

  • Sales of this home

    1 sale recorded, the latest in 2010

  • Recent sales in HP13 5XW

    5 sales, median £675,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2025Latest 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.

12 Ford Way valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 14 October 2010Most recent

    £426,500

Median price across the last 5 sales in HP13 5XW: £675,000 (2025–2018).

Risks

What this page doesn't show

2 potential issues have already been flagged for 12 Ford Way, Downley, High Wycombe, HP13 5XW. 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 Ford Way

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

12 Ford Way is a four-bedroom detached house in Downley, High Wycombe, High Wycombe (HP13 5XW). It has a recorded floor area of 137 m² (around 1471 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (May 2010) shows a C (score 71). The latest certificate is from May 2010, so improvements made since then won't be reflected.

It hasn't traded since October 2010, a hold of 16 years that's notably long for the area. Today's modelled estimate of £651,000 sits 52.6% above the 2010 sale of £426,500. One planning record on file: an extension approved in 2018. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs).

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
  • Dining roomYes
  • CloakroomYes
  • EnsuiteYes

Building

  • Heating systemGas
Before you decide

Everything you need to know about 12 Ford Way

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.

12 Ford Way's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 18 May 2020

Current Certificate
May 2010

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 18 May 2020

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 12 Ford Way, Downley, High Wycombe, HP13 5XW, sourced from the PlanIt planning register.

1 application on record at 12 Ford Way, Downley, High Wycombe, HP13 5XW

1decisions1extensions6documents11nearby
  1. Dec 2018
    PorchFull
    Outcome in report

    Extension: Front of property

    Householder application for construction of single storey front porch extension incorporating alterations to bay windows, part two storey, part first floor rear extension and fenestration alterations

    Extension
    Documents
    6 docs on file
    Reference
    18/07797/FUL
    Full record in report

Unlock 12 Ford Way, Downley, High Wycombe, HP13 5XW'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 6 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Ford Way homes

Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for 12 Ford Way runs comfortably ahead of the street norm.

Price per m²

£3,122

Street avg £3,862

Below

Floor Area

137 m²

Street avg 138 m²

On par

Habitable Rooms

8 rooms

Street avg 7 rooms

Above

CO₂ Emissions

4.6 t/year

Street avg 5.4 t/year

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

0.1 km

Commonside — bus stop.

Closest school

0.6 km

The Downley School. 12 schools nearby.

Nearest schools

  • The Downley SchoolPrimary634m
  • The Disraeli SchoolPrimary1.0km
  • Millbrook Combined SchoolPrimary1.4km
  • Oakridge SchoolPrimary2.0km

Nearest stops

  • CommonsideBus stop116m
  • Littleworth RoadBus stop230m
  • Memorial HallBus stop342m
  • Hithercroft RoadBus stop414m

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

Daytime· 07:00 – 23:00

45.0dB

Low
Night-time road noise heatmap for HP13 5XW

Night-time· 23:00 – 07:00

36.4dB

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

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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 Ford Way is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 5XW. 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 Ford Way. 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 Ford Way was lodged in May 2010 at band C and expired in May 2020, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12 Ford Way. 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 5XW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Ford Way 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 12 Ford Way, Downley, High Wycombe, HP13 5XW. Each answer is also embedded as structured data for search engines.

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