Model valuation£417,0008 Busby Close
Local market context
Watercroft Cottage, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS
2 planning records
Estimated value
£1,261,000
- Since the 2015 sale (£965,000)+31%
- Against HP14 3PS's recent median (£555,000)+127%
Newest record on this page: April 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
10
From EPC
Floor area
233 m²
2508 sq ft
Energy rating
E
Score 40
Council tax
Band F
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
£1,261,000
- Against its 2015 sale (£965,000)+31%
- Against HP14 3PS's recent median (£555,000)+127%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Watercroft Cottage is modelled from its 233 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP14 3PS. 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
233 m² from the EPC lodged in June 2013
Sales of this home
1 sale recorded, the latest in 2015
Recent sales in HP14 3PS
5 sales, median £555,000 (2023–1997)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2023 | 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.
Watercroft Cottage valuation sits well clear of the typical sold price in this postcode.
Sales timeline
30 April 2015Most recent
£965,000
Median price across the last 5 sales in HP14 3PS: £555,000 (2023–1997).
Nearby sales in HP14 3PS
Bakers Barn, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS
Sold Apr 2023
£1,875,000Glenbriars, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS
Sold Apr 2020
£1,100,000Kilnwood, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS
Sold May 2012
£555,000Woodlands, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS
Sold Aug 2001
£390,000
What this page doesn't show
1 potential issue has already been flagged for Watercroft Cottage, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS. 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
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About Watercroft Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Watercroft Cottage is a detached house in Cadmore End, High Wycombe, High Wycombe (HP14 3PS). It has a recorded floor area of 233 m² (around 2508 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (June 2013) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. Main heating runs on oil. The latest certificate is from June 2013, so improvements made since then won't be reflected.
At 233 m² the property is well over the postcode median (99 m² across 9 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £1,261,000 is 30.7% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£385/sq ft) was about 16.5% below the postcode norm. On the market in April 2015 and unlisted since — roughly 11 years. 2 planning records sit against the property, 1 approved, 0 refused.
Before you decide
Everything you need to know about Watercroft 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.
Watercroft Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 03 Jun 2023
Current Certificate
Jun 2013EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Poor
CO2 Emissions
16.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 3 June 2023
Planning history
Applications and permits filed against Watercroft Cottage, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS, sourced from the PlanIt planning register.
2 applications on record at Watercroft Cottage, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS
2decisions7documents3nearby
Flagged:Retrospective
- Mar 2000ConditionsOutcome in report
Retention of development permitted under 99/06746/FUL without complying with condition 3 (use of roof space within the garage) imposed on that consent
Retrospective- Documents
- 3 docs on file
- Reference
- 00/05181/RCDN
- More recent applications — locked
- Tree WorksJun 2019Decision
Unlock Watercroft Cottage, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS'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 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cadmore End Common homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Watercroft Cottage runs well behind the street norm.
Price per m²
£4,142
Street avg £4,503
Floor Area
233 m²
Street avg 227 m²
Habitable Rooms
10 rooms
Street avg 8 rooms
CO₂ Emissions
16.0 t/year
Street avg 10.4 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.
Crime
51/mo
Falling year-on-year across the wider district.
Nearest stop
0.7 km
Bolter End Lane — bus stop.
Closest school
1.2 km
Cadmore End CofE School. 2 schools nearby.
Nearest schools
- Cadmore End CofE SchoolPrimary1.2km
- Lane End Primary SchoolPrimary2.0km
Nearest stops
- Bolter End LaneBus stop735m
- Rackley's FarmBus stop818m
- Wheeler End CommonBus stop819m
- New RoadBus stop859m
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 3PS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
44.5dB
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 HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
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 £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Chiltern Drive, Stokenchurch
HP14 3FZ
3 bed2 bath
£641k
1 Church Road, Lane End
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4 bed2 bath
£584k
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4 bed1 bath
£579k
1 Butterly Road, Stokenchurch
HP14 3SG
3 bed2 bath
£566k
1 Clinkard Place, Church Road, Lane End
HP14 3HQ
4 bed
£518k
1 Beech Avenue, Lane End
HP14 3EQ
3 bed1 bath
£482k
1 Cholsey Grange Cottages, Ibstone
HP14 3XT
3 bed2 bath
£462k
1 Clayton Road, Lane End
HP14 3GA
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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 Watercroft Cottage is modelled from its 233 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP14 3PS. 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 Watercroft 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 Watercroft Cottage was lodged in June 2013 at band E and expired in June 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Watercroft 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 2 schools and 30 stops listed are measured in a straight line from HP14 3PS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Watercroft 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 Watercroft Cottage, Cadmore End Common, Cadmore End, High Wycombe, HP14 3PS. Each answer is also embedded as structured data for search engines.
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