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Minnis Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE

3 planning records

Estimated value

£561,000

  • Since the 2015 sale (£384,950)+46%
  • Against HP14 3XE's recent median (£576,500)-3%

Newest record on this page: August 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
5
From EPC
Floor area
97 m²
1044 sq ft
Energy rating
F
Score 36
Tenure
Owner Occupied
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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

£561,000

  • Against its 2015 sale (£384,950)+46%
  • Against HP14 3XE's recent median (£576,500)-3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Minnis Cottage is modelled from its 97 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP14 3XE. 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

    97 m² from the EPC lodged in August 2021

  • Sales of this home

    1 sale recorded, the latest in 2015

  • Recent sales in HP14 3XE

    5 sales, median £576,500 (2021–2016)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2021Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 applicationsFull 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.

Minnis Cottage valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 2 August 2015Most recent

    £384,950

Median price across the last 5 sales in HP14 3XE: £576,500 (2021–2016).

Risks

What this page doesn't show

1 potential issue has already been flagged for Minnis Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE. 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

Overview

About Minnis Cottage

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

Minnis Cottage is a detached house in Beacons Bottom, High Wycombe, High Wycombe (HP14 3XE). It has a recorded floor area of 97 m² (around 1044 sq ft) and construction records dating it to before 1900. The latest certificate (August 2021) shows an F (score 36), near the bottom of the EPC scale. When first surveyed in October 2010 the rating was G, the property has climbed 1 band since. Between certificates, roof efficiency went from Poor to Average, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Average. The recommended improvements would lift it to A (score 92), a 5-band jump. Main heating runs on electricity.

At 97 m² it's 28.9% smaller than the typical home in the postcode (137 m² median across 4 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). Today's modelled estimate of £561,000 is 45.7% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£369/sq ft) was about 182.3% above the typical sold price in the postcode. On the market in August 2015 and unlisted since — roughly 11 years. 3 planning records sit against the property, 3 approved, 0 refused.

Before you decide

Everything you need to know about Minnis Cottage

The true value, the hidden risks and the full sale history, in one report.

Larger 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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Aug 2021

EPC Rating

A
B
C
D
E
F
F36
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 1 August 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2021from Oct 2010
EPC improved fromG4toF36
Heating System
Gas BoilerHeat Pump

Heat pump installed, significantly improving energy efficiency

Main Fuel
LPGElectric

Changed to a more efficient fuel source

Heating Controls
FullProg + TRVs

Heating controls changed

Hot Water
Very PoorAverage

Hot water efficiency improved

Windows
AverageGood

Window efficiency improved

Roof
PoorAverage

Roof insulation improved

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting
40%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Minnis Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE, sourced from the PlanIt planning register.

3 applications on record at Minnis Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE

3decisions18documents3nearby
  1. Feb 2012
    Outline
    Outcome in report

    Outline application for demolition of existing garage and the erection of a detached dwelling

    Documents
    5 docs on file
    Reference
    11/07723/OUT
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. New BuildDecision

Unlock Minnis Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (3 on record)
  • All 3 applications on this property in full, plus 3 notable nearby
  • The 18 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Water End Road homes

Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for Minnis Cottage lags the street by a wide margin.

Price per m²

£3,969

Street avg £2,905

Above

Floor Area

97 m²

Street avg 134 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

4.0 t/year

Street avg 7.0 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

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

0.1 km

St Francis Road — bus stop.

Closest school

1.4 km

Radnage Church of England Primary School. 4 schools nearby.

Nearest schools

  • Radnage Church of England Primary SchoolPrimary1.4km
  • Stokenchurch Primary SchoolPrimary2.4km
  • Bledlow Ridge SchoolPrimary2.6km
  • Cadmore End CofE SchoolPrimary2.6km

Nearest stops

  • St Francis RoadBus stop118m
  • The Studley ArmsBus stop251m
  • Dashwood HillBus stop485m
  • Water End RoadBus stop1.1km

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HP14 3XE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP14 3XE

Daytime· 07:00 – 23:00

46.7dB

Low
Night-time road noise heatmap for HP14 3XE

Night-time· 23:00 – 07:00

40.3dB

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 FPre-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 £1,085 · 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.
£566k

1 Clinkard Place, Church Road, Lane End

HP14 3HQ

4 bed
£579k

1 Butterly Road, Stokenchurch

HP14 3SG

3 bed2 bath
£584k

1 Chalk Farm Road, Stokenchurch

HP14 3TB

4 bed1 bath
£518k

1 Beech Avenue, Lane End

HP14 3EQ

3 bed1 bath
£641k

1 Chiltern Drive, Stokenchurch

HP14 3FZ

3 bed2 bath
£641k

1 Church Road, Lane End

HP14 3HG

4 bed2 bath
£482k

1 Cholsey Grange Cottages, Ibstone

HP14 3XT

3 bed2 bath
£462k

1 Clayton Road, Lane End

HP14 3GA

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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 Minnis Cottage is modelled from its 97 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP14 3XE. 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 Minnis 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 Minnis Cottage was lodged in August 2021 at band F and is valid until August 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. 3 applications are matched to Minnis 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 4 schools and 30 stops listed are measured in a straight line from HP14 3XE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Minnis Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE. Each answer is also embedded as structured data for search engines.

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