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12 Benjamin Road, High Wycombe, HP13 6SP

Estimated value

£555,000

  • Since the 1996 sale (£83,500)+565%
  • Against HP13 6SP's recent median (£300,000)+85%

Newest record on this page: February 2024. 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
5
Bathrooms
2
Floor area
126 m²
1356 sq ft
Energy rating
D
Score 59
Council tax
Band E
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

£555,000

  • Against its 1996 sale (£83,500)+565%
  • Against HP13 6SP's recent median (£300,000)+85%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Benjamin Road is modelled from its 126 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 6SP. 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

    126 m² from the EPC lodged in April 2019

  • Sales of this home

    1 sale recorded, the latest in 1996

  • Recent sales in HP13 6SP

    5 sales, median £300,000 (2024–2004)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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 Benjamin Road's modelled value sits at over four times its earliest registered sale price (1996).

Sales timeline

  1. 30 January 1996Most recent

    £83,500

Median price across the last 5 sales in HP13 6SP: £300,000 (2024–2004).

Risks

What this page doesn't show

2 potential issues have already been flagged for 12 Benjamin Road, High Wycombe, HP13 6SP. 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 12 Benjamin Road

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

12 Benjamin Road is a five-bedroom detached house in High Wycombe (HP13 6SP). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (April 2019) shows a D (score 59), a step below the typical UK home. When first surveyed in February 2009 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 81), a 2-band jump.

It hasn't traded since January 1996, a hold of 31 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 126 m² the property is well over the postcode median (86 m² across 6 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £555,000 sits 564.7% above the 1996 sale of £83,500. On a £-per-square-foot basis, the last sale (£62/sq ft) was about 69.5% below the postcode norm.

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

  • Bedrooms5
  • Bathrooms2
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenYes
Before you decide

Everything you need to know about 12 Benjamin Road

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 Benjamin Road's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Apr 2019

EPC Rating

A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
6.1 t/year
Occupancy
Rented

Certificate validity

Valid until 14 April 2029

2 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2019from Feb 2009
EPC improved fromF36toD59
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water
AverageGood

Hot water efficiency improved

Windows
SingleFull Double

Single glazing replaced with double or better glazing

Low Energy Lighting
65%85%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 12 Benjamin Road, High Wycombe, HP13 6SP, sourced from the PlanIt planning register.

12 Benjamin Road 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.

On the street

Versus other Benjamin Road homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 12 Benjamin Road lags the street by a wide margin.

Price per m²

£663

Street avg £3,358

Strongly below

Floor Area

126 m²

Street avg 121 m²

Below

Habitable Rooms

8 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

6.1 t/year

Street avg 6.9 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

Rail-style transport is unusually close for this postcode.

Crime

223/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Morrisons — bus stop.

Closest school

0.2 km

Hamilton Academy. 23 schools nearby.

Nearest schools

  • Hamilton AcademyPrimary221m
  • High Wycombe Church of England Combined SchoolPrimary873m
  • The Royal Grammar School, High WycombeSecondary1.1km
  • The Disraeli SchoolPrimary1.1km

Nearest stops

  • MorrisonsBus stop142m
  • Temple EndBus stop164m
  • FrogmoorBus stop308m
  • Godstowe SchoolBus stop425m

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 6SP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP13 6SP

Daytime· 07:00 – 23:00

53.3dB

Low
Night-time road noise heatmap for HP13 6SP

Night-time· 23:00 – 07:00

42.8dB

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 3 Building Survey

Victorian-eraDetached HouseEPC DPre-1919 buildSolid (non-cavity) walls

Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£762k

1 Bailey Close

HP13 6QA

5 bed2 bath
£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

£261k

1 Benedict Court, St Marks Close

HP13 6JE

3 bed2 bath
£913k

1 Allyn Close

HP13 6QL

£300k

1 Benjamin House, Malmers Well Road

HP13 6PE

2 bed1 bath

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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 Benjamin Road is modelled from its 126 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 6SP. 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 Benjamin Road. 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 Benjamin Road was lodged in April 2019 at band D and is valid until April 2029. 2 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 12 Benjamin Road. 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 23 schools and 30 stops listed are measured in a straight line from HP13 6SP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Benjamin Road 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 Benjamin Road, High Wycombe, HP13 6SP. Each answer is also embedded as structured data for search engines.

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