Model valuation£417,0008 Busby Close
Local market context
Oak Tree Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
Estimated value
£806,000
- Since the 2020 sale (£700,000)+15%
- Against HP14 3XE's recent median (£552,500)+46%
Newest record on this page: April 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
140 m²
1507 sq ft
Energy rating
C
Score 75
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
£806,000
- Against its 2020 sale (£700,000)+15%
- Against HP14 3XE's recent median (£552,500)+46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Oak Tree Cottage is modelled from its 140 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
140 m² from the EPC lodged in November 2015
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in HP14 3XE
5 sales, median £552,500 (2021–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
16 November 2020Most recent
£700,000
Median price across the last 5 sales in HP14 3XE: £552,500 (2021–2015).
Nearby sales in HP14 3XE
Ringwood, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
Sold Apr 2021
£552,500Avalon, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
Sold Oct 2019
£576,500Willow Court, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
Sold Jan 2019
£1,275,000The Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
Sold Jun 2016
£382,500Minnis Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
Sold Aug 2015
£384,950
What this page doesn't show
1 potential issue has already been flagged for Oak Tree 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
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About Oak Tree Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Oak Tree Cottage is a detached house in Beacons Bottom, High Wycombe, High Wycombe (HP14 3XE). It has a recorded floor area of 140 m² (around 1507 sq ft). The latest certificate (November 2015) shows a C (score 75), near the top of the C band. The recommended improvements would push it to B (score 85). Main heating runs on electricity: electricity, unspecified tariff. The latest certificate is from November 2015, so improvements made since then won't be reflected.
At 140 m² it's 20.2% larger than the typical home in the postcode (117 m² median across 4 EPCs). On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £806,000 is 15.1% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£465/sq ft) was about 255.6% above the typical sold price in the postcode. Most recent transfer: November 2020 at £700,000.
Before you decide
Everything you need to know about Oak Tree 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.
Oak Tree Cottage ranks among the most efficient homes in the postcode for energy use.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Nov 2025
Current Certificate
Nov 2015EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Good
CO2 Emissions
3.0 t/year
Occupancy
—
Certificate validity
Expired on 16 November 2025
Planning history
Applications and permits filed against Oak Tree Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE, sourced from the PlanIt planning register.
Oak Tree Cottage has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
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.
On price per m², Oak Tree Cottage stands well clear of the street.
Price per m²
£5,000
Street avg £2,647
Floor Area
140 m²
Street avg 123 m²
CO₂ Emissions
3.0 t/year
Street avg 7.2 t/year
Years Held
6 years
Street avg 19 years
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
0.1 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.
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· 07:00 – 23:00
46.7dB
Night-time· 23:00 – 07:00
40.3dB
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
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£641k
1 Chiltern Drive, Stokenchurch
HP14 3FZ
3 bed2 bath
£641k
1 Church Road, Lane End
HP14 3HG
4 bed2 bath
£584k
1 Chalk Farm Road, Stokenchurch
HP14 3TB
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 Oak Tree Cottage is modelled from its 140 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 Oak Tree 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 Oak Tree Cottage was lodged in November 2015 at band C and expired in November 2025, 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. None is matched to Oak Tree 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Oak Tree 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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- Every home in HP14 3XESold prices, values and energy ratings for the postcode
- HP 14 property marketPrices, postcodes, schools and transport across the district
- Oak Tree Cottage, Water End Road, Beacons Bottom, High Wycombe valuationHow the estimate is built and what moves it
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