The Rectory, Church Lane, West Wycombe, High Wycombe, HP14 3AH
About The Rectory
The Rectory is a detached house in West Wycombe, High Wycombe, High Wycombe (HP14 3AH). It has a recorded floor area of 193 m² (around 2077 sq ft), construction records dating it to 1930-1949 and council tax band G. The latest certificate (August 2024) returns a high B (score 86), putting the home a stone's throw from an A rating. When first surveyed in September 2021 the rating was F, the property has climbed 4 bands since. Between certificates, wall efficiency went from Poor to Average, window efficiency went from Average to Good and main heating went from Average to Good; while hot-water efficiency dropped from Average to Poor. Main heating runs on electricity.
At 193 m² the property is well over the postcode median (83 m² across 14 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 6 planning records sit against the property, 0 approved, 0 refused.
Know exactly what you're buying at The Rectory
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
The Rectory ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heat pump installed, significantly improving energy efficiency
Changed to a more efficient fuel source
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Window efficiency improved
Cavity wall insulation installed
More low energy lighting installed
Planning history
Planning history at The Rectory is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
- Apr 2025Tree WorksTreesIn report
Fell 1 x Cherry tree (T1), fell 1 x Pear Tree (T2) and fell 3 x Common Hazel trees (T3, T4 and T5) as the trees overshadow the lawn and have not been managed in the recent past and have grown too big
- Documents
- 4 docs on file
- Reference
- 25/05448/CTREE
- Aug 2022Tree WorksTreesIn report
Raise low branches to approx 4.5m x 1 Walnut (T4) and remove x 1 Hawthorn (T6)
- Documents
- 4 docs on file
- Reference
- 22/06885/CTREE
We flagged 1 thing worth checking at The Rectory
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
The Rectory has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£995,000
Modelled from EPC, postcode comparables.
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.
Median price across the last 5 sales in HP14 3AH: £550,000 (2019–2014).
Nearby sales in HP14 3AH
Fern Cottage, Church Lane, West Wycombe, High Wycombe, HP14 3AH
Sold Jun 2019
£645,00044 Church Lane, West Wycombe, High Wycombe, HP14 3AH
Sold Feb 2019
£550,000The Limes, Church Lane, West Wycombe, High Wycombe, HP14 3AH
Sold Sept 2016
£500,000Hill Cottage, Church Lane, West Wycombe, High Wycombe, HP14 3AH
Sold Oct 2015
£344,520Silver Birches, Church Lane, West Wycombe, High Wycombe, HP14 3AH
Sold Jun 2014
£550,000
Everything we know about The Rectory, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Church Lane homes
The Rectory outperforms the street on epc rating by a wide margin.
EPC Rating
86 (B)
Street avg 46 (E)
Floor Area
193 m²
Street avg 107 m²
CO₂ Emissions
2.0 t/year
Street avg 7.8 t/year
Habitable Rooms
9 rooms
Street avg 5 rooms
Similar properties nearby
1 Chiltern Drive, Stokenchurch
HP14 3FZ
1 Church Road, Lane End
HP14 3HG
1 Chalk Farm Road, Stokenchurch
HP14 3TB
1 Clinkard Place, Church Road, Lane End
HP14 3HQ
1 Butterly Road, Stokenchurch
HP14 3SG
1 Beech Avenue, Lane End
HP14 3EQ
1 Cholsey Grange Cottages, Ibstone
HP14 3XT
1 Chiltern Ridge
HP14 3SZ
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Village Hall — bus stop.
Closest school
0.1 km
West Wycombe School. 7 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
49.9dB
Night-time· 23:00 – 07:00
42.5dB