Model valuation£417,0008 Busby Close
Local market context
22 Adam Close, High Wycombe, HP13 6BY
4 sales on record
Estimated value
£442,000
- Since the 2021 sale (£392,000)+13%
- Against HP13 6BY's recent median (£415,000)+7%
Newest record on this page: June 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
100 m²
1076 sq ft
Energy rating
C
Score 70
Council tax
Band D
Tenure
Owner Occupied
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
£442,000
- Against its 2021 sale (£392,000)+13%
- Against HP13 6BY's recent median (£415,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Adam Close is modelled from its 100 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP13 6BY. 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
100 m² from the EPC lodged in February 2024
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in HP13 6BY
5 sales, median £415,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2024 | 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 |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
22 Adam Close has more than tripled in price since its earliest registered sale in 1999.
Sales timeline
30 November 2021Most recent
£392,000
+3.2%30 November 2021
£380,000
+88.1%over 12 years21 May 2009
£202,000
+57.8%over 9 years2 December 1999
£128,000
Median price across the last 5 sales in HP13 6BY: £415,000 (2024–2022).
Nearby sales in HP13 6BY
What this page doesn't show
2 potential issues have already been flagged for 22 Adam Close, High Wycombe, HP13 6BY. 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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About 22 Adam Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Adam Close is a semi-detached house in High Wycombe (HP13 6BY). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (February 2024) shows a C (score 70). When first surveyed in January 2009 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good. The recommended improvements would push it to B (score 83).
Most recent transfer: November 2021 at £392,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Across 1999–2021, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £442,000 is 12.8% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£364/sq ft) was about 64.3% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 22 Adam Close
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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The data behind every report
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 3)
Feb 2024
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 February 2034
Property Improvements
Changes detected from historical EPC data
Jun 2021from Jan 2009
EPC improved fromE52toC73
Windows
AverageGood
Window efficiency improved
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
0%88%
More low energy lighting installed
Feb 2024from Jun 2021
Roof
AverageGood
Roof insulation improved
Planning history
Applications and permits filed against 22 Adam Close, High Wycombe, HP13 6BY, sourced from the PlanIt planning register.
22 Adam Close has no planning applications on record.
13
But the area is active
13 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Adam Close homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Adam Close outperforms the street on epc rating by a wide margin.
Price per m²
£3,800
Street avg £3,402
Floor Area
100 m²
Street avg 98 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.4 t/year
Street avg 4.3 t/year
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.
Rail-style transport is unusually close for this postcode.
Crime
223/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
The Happy Wanderer PH — bus stop.
Closest school
0.7 km
The Royal Grammar School, High Wycombe. 24 schools nearby.
Nearest schools
- The Royal Grammar School, High WycombeSecondary651m
- Hannah Ball AcademyPrimary668m
- Hamilton AcademyPrimary1.0km
- The Highcrest AcademySecondary1.0km
Nearest stops
- The Happy Wanderer PHBus stop243m
- Acorn CloseBus stop264m
- Mayhew CrescentBus stop320m
- Amersham Hill DriveBus stop323m
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.
Road noise across the postcode
Modelled day and night-time noise levels around HP13 6BY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.7dB
Night-time· 23:00 – 07:00
39.4dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Late 20th centurySemi-Detached HouseEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£457k
1 Adam Close
HP13 6BY
4 bed1 bath
£375k
1 Conegra Road
HP13 6DY
3 bed
£372k
1 Aveling Road
HP13 6AE
3 bed1 bath
£621k
1 Amersham Hill Gardens
HP13 6QP
£300k
1 Benjamin House, Malmers Well Road
HP13 6PE
2 bed1 bath
£271k
1 Crendon Mews, Crendon Street
HP13 6LS
£269k
1 Castle Rise, Castle Street
HP13 6FQ
£263k
1 Clarence Court
HP13 6NF
2 bed1 bath
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 22 Adam Close is modelled from its 100 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP13 6BY. 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. 4 sales are recorded for 22 Adam Close. 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 22 Adam Close was lodged in February 2024 at band C and is valid until February 2034. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Adam Close. 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 24 schools and 30 stops listed are measured in a straight line from HP13 6BY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Adam Close is in council tax band D. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 22 Adam Close, High Wycombe, HP13 6BY. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP13 6BYSold prices, values and energy ratings for the postcode
- HP 13 property marketPrices, postcodes, schools and transport across the district
- 22 Adam Close, High Wycombe valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales