The Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
About The Cottage
The Cottage is a semi-detached house in Beacons Bottom, High Wycombe, High Wycombe (HP14 3XE). It has a recorded floor area of 100 m² (around 1076 sq ft) and construction records dating it to before 1900. The latest certificate (March 2018) shows an F (score 28), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since August 2015. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Good and lighting went from Good to Very Good; while main heating dropped from Poor to Very Poor. The recommended improvements would lift it to D (score 57), a 2-band jump. Main heating runs on electricity.
At 100 m² it's 26.7% 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 £489,000 is 27.8% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£355/sq ft) was about 172% above the typical sold price in the postcode. Last changed hands 10 years ago, in June 2016.
Know exactly what you're buying at The Cottage
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 Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Wall insulation improved
Loft insulation installed or upgraded to 250mm+
More low energy lighting installed
Planning history
The Cottage has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
We flagged 1 thing worth checking at The Cottage
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
£489,000
Modelled from EPC, postcode comparables.
£382,500
Recorded with HM Land Registry.
Sales timeline
15 June 2016Most recent
£382,500
Median price across the last 5 sales in HP14 3XE: £576,500 (2021–2015).
Nearby sales in HP14 3XE
Ringwood, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
Sold Apr 2021
£552,500Oak Tree Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
Sold Nov 2020
£700,000Avalon, 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
£1,275,000Minnis Cottage, Water End Road, Beacons Bottom, High Wycombe, HP14 3XE
Sold Aug 2015
£384,950
Everything we know about The Cottage, 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 Water End Road homes
The Cottage is notably below the street on epc rating.
Price per m²
£3,825
Street avg £2,941
Floor Area
100 m²
Street avg 133 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
7.4 t/year
Street avg 6.1 t/year
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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
St Francis Road — bus stop.
Closest school
1.4 km
Radnage Church of England Primary School. 4 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
46.7dB
Night-time· 23:00 – 07:00
40.3dB