Model valuation£417,0008 Busby Close
Local market context
32 High Street, West Wycombe, High Wycombe, HP14 3AB
2 planning records
Estimated value
£422,000
Newest record on this page: June 2021. 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
94 m²
1012 sq ft
Energy rating
E
Score 45
Council tax
Band D
Tenure
Private Rental
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
£422,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 32 High Street is modelled from its 94 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP14 3AB. 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
94 m² from the EPC lodged in June 2021
Sales of this home
No sale recorded since 1995
Recent sales in HP14 3AB
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
32 High Street has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
What this page doesn't show
1 potential issue has already been flagged for 32 High Street, West Wycombe, High Wycombe, HP14 3AB. The detail, evidence and what to ask about it are in the Risks 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
About 32 High Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
32 High Street is a semi-detached house in West Wycombe, High Wycombe, High Wycombe (HP14 3AB). It has a recorded floor area of 94 m² (around 1012 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (June 2021) shows an E (score 45), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since July 2011. Between certificates, window efficiency went from Very Poor to Good and lighting went from Good to Very Good; while main heating dropped from Good to Average. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil.
At 94 m² the property is well over the postcode median (71 m² across 10 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused.
Before you decide
Everything you need to know about 32 High Street
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
32 High Street's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jun 2021
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
6.9 t/year
Occupancy
Rented
Certificate validity
Valid until 6 June 2031
Property Improvements
Changes detected from historical EPC data
Jun 2021from Jul 2011
Windows
SingleSecondary
Single glazing replaced with double or better glazing
Low Energy Lighting
62%100%
More low energy lighting installed
Planning history
Applications and permits filed against 32 High Street, West Wycombe, High Wycombe, HP14 3AB, sourced from the PlanIt planning register.
2 applications on record at 32 High Street, West Wycombe, High Wycombe, HP14 3AB
2decisions13documents3nearby
- Nov 2013RenovationHeritageOutcome in report
Listed Building application for raising of roofs by 110mm to accommodate additional thermal insulation
- Documents
- 6 docs on file
- Reference
- 13/07233/LBC
- More recent applications — locked
- RenovationNov 2013Decision
Unlock 32 High Street, West Wycombe, High Wycombe, HP14 3AB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other High Street homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 32 High Street runs well behind the street norm.
EPC Rating
45 (E)
Street avg 51 (E)
Floor Area
94 m²
Street avg 86 m²
CO₂ Emissions
6.9 t/year
Street avg 6.6 t/year
Habitable Rooms
5 rooms
Street avg 4 rooms
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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
51/mo
Falling year-on-year across the wider district.
Nearest stop
0.0 km
Village Hall — bus stop.
Closest school
0.2 km
West Wycombe School. 7 schools nearby.
Nearest schools
- West Wycombe SchoolPrimary201m
- The Downley SchoolPrimary1.6km
- Millbrook Combined SchoolPrimary1.7km
- Booker Hill Primary School & NurseryPrimary2.4km
Nearest stops
- Village HallBus stop16m
- Village HallBus stop84m
- The Swan InnBus stop133m
- PedestalBus stop345m
Most reported crime locally
- Violence & Sexual Offences269 reports41%
- Other Theft72 reports11%
- Anti-social Behaviour71 reports11%
- Criminal Damage & Arson67 reports10%
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 HP14 3AB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.3dB
Night-time· 23:00 – 07:00
41.9dB
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 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£421k
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£380k
1 Beech Close, Stokenchurch
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£373k
1 Alan Court, Stokenchurch
HP14 3FF
£482k
1 Cholsey Grange Cottages, Ibstone
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£349k
1 Basset Road
HP14 3JB
3 bed1 bath
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Start your researchHow to read this page
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 32 High Street is modelled from its 94 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP14 3AB. 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. No sale is recorded for 32 High Street, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 32 High Street was lodged in June 2021 at band E and is valid until June 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. 2 applications are matched to 32 High Street. 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 13 months, which places each incident at an approximate point. The 7 schools and 30 stops listed are measured in a straight line from HP14 3AB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 32 High Street 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 32 High Street, West Wycombe, High Wycombe, HP14 3AB. Each answer is also embedded as structured data for search engines.
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- Every home in HP14 3ABSold prices, values and energy ratings for the postcode
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- 32 High Street, West Wycombe, High Wycombe valuationHow the estimate is built and what moves it
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