Model valuation£417,0008 Busby Close
Local market context
Lacemakers Cottage, High Street, West Wycombe, High Wycombe, HP14 3AG
Listed buildingNotable views1 planning record
Estimated value
£816,000
- Since the 2024 sale (£795,000)+3%
- Against HP14 3AG's recent median (£220,594)+270%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Floor area
140 m²
1507 sq ft
Energy rating
F
Score 22
Council tax
Band F
Tenure
Freehold
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
£816,000
- Against its 2024 sale (£795,000)+3%
- Against HP14 3AG's recent median (£220,594)+270%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Lacemakers Cottage is modelled from its 140 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP14 3AG. 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
140 m² from the EPC lodged in January 2023
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in HP14 3AG
2 sales, median £220,594 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Sales timeline
29 August 2024Most recent
£795,000
+55.3%over 14 years21 June 2010
£512,000
Median price across the last 2 sales in HP14 3AG: £220,594 (2025–2022).
What this page doesn't show
1 potential issue has already been flagged for Lacemakers Cottage, High Street, West Wycombe, High Wycombe, HP14 3AG. 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 Lacemakers Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Lacemakers Cottage is a five-bedroom detached house in West Wycombe, High Wycombe, High Wycombe (HP14 3AG). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to before 1900 and council tax band F. Tenure is freehold. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Other recorded features include notable views. The latest certificate (January 2023) shows an F (score 22), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since November 2009. Between certificates, window efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good; while roof efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 76), a 3-band jump. Main heating runs on oil.
At 140 m² the property is well over the postcode median (75 m² across 14 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Across 2010–2024, sale prices on this property compounded at 3.1% per year. Most recent transfer: August 2024 at £795,000. One historical planning record sits against the property in 2015.
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
- Utility roomYes
- EnsuiteYes
- FireplaceYes
Outside
- GarageYes
- Notable viewsYes
Building
- TenureFreehold
- Listed buildingYes
Before you decide
Everything you need to know about Lacemakers Cottage
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.
Lacemakers Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jan 2023
EPC Rating
A
B
C
D
E
F
F22
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Poor
CO2 Emissions
14.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 30 January 2033
Property Improvements
Changes detected from historical EPC data
Jan 2023from Nov 2009
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
AveragePoor
Hot water efficiency decreased
Windows
SingleSecondary
Single glazing replaced with double or better glazing
Low Energy Lighting
6%89%
More low energy lighting installed
Planning history
Applications and permits filed against Lacemakers Cottage, High Street, West Wycombe, High Wycombe, HP14 3AG, sourced from the PlanIt planning register.
1 application on record at Lacemakers Cottage, High Street, West Wycombe, High Wycombe, HP14 3AG
1decisions4documents3nearby
- Mar 2015Tree WorksTreesOutcome in report
Fell T1 Ash
- Documents
- 4 docs on file
- Reference
- 15/05261/CTREE
Unlock Lacemakers Cottage, High Street, West Wycombe, High Wycombe, HP14 3AG'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 3 notable nearby
- The 4 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 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for Lacemakers Cottage lags the street by a wide margin.
EPC Rating
22 (F)
Street avg 45 (E)
Floor Area
140 m²
Street avg 80 m²
CO₂ Emissions
14.3 t/year
Street avg 6.9 t/year
Habitable Rooms
8 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
The Swan Inn — bus stop.
Closest school
0.1 km
West Wycombe School. 7 schools nearby.
Nearest schools
- West Wycombe SchoolPrimary118m
- The Downley SchoolPrimary1.7km
- Millbrook Combined SchoolPrimary1.8km
- Booker Hill Primary School & NurseryPrimary2.5km
Nearest stops
- The Swan InnBus stop45m
- Village HallBus stop100m
- Village HallBus stop175m
- PedestalBus stop433m
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 3AG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.5dB
Night-time· 23:00 – 07:00
42.1dB
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-eraDetached HouseFreeholdEPC FPre-1919 buildListed buildingExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, is a listed building, and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£641k
1 Church Road, Lane End
HP14 3HG
4 bed2 bath
£584k
1 Chalk Farm Road, Stokenchurch
HP14 3TB
4 bed1 bath
£566k
1 Clinkard Place, Church Road, Lane End
HP14 3HQ
4 bed
£641k
1 Chiltern Drive, Stokenchurch
HP14 3FZ
3 bed2 bath
£579k
1 Butterly Road, Stokenchurch
HP14 3SG
3 bed2 bath
£518k
1 Beech Avenue, Lane End
HP14 3EQ
3 bed1 bath
£482k
1 Cholsey Grange Cottages, Ibstone
HP14 3XT
3 bed2 bath
£451k
1 Chiltern Ridge
HP14 3SZ
3 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 Lacemakers Cottage is modelled from its 140 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP14 3AG. 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. 2 sales are recorded for Lacemakers Cottage. 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 Lacemakers Cottage was lodged in January 2023 at band F and is valid until January 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Lacemakers Cottage. 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 3AG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Lacemakers Cottage 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Lacemakers Cottage, High Street, West Wycombe, High Wycombe, HP14 3AG. Each answer is also embedded as structured data for search engines.
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