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2 Hillside, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF

Notable views4 sales on record4 planning records

Estimated value

£434,000

  • Since the 2018 sale (£375,000)+16%
  • Against HP14 3XF's recent median (£835,000)-48%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
82 m²
883 sq ft
Energy rating
E
Score 41
Council tax
Band D
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

£434,000

  • Against its 2018 sale (£375,000)+16%
  • Against HP14 3XF's recent median (£835,000)-48%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Hillside is modelled from its 82 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP14 3XF. 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

    82 m² from the EPC lodged in September 2022

  • Sales of this home

    4 sales recorded, the latest in 2018

  • Recent sales in HP14 3XF

    5 sales, median £835,000 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 4 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.

2 Hillside has more than doubled in price since the earliest registered sale in 2001.

Sales timeline

  1. 29 November 2018Most recent

    £375,000

    +2.2%over 2 years

  2. 7 December 2015

    £367,000

    +59.6%over 12 years

  3. 14 March 2003

    £230,000

    +55.4%over 1 year

  4. 4 April 2001

    £148,000

Median price across the last 5 sales in HP14 3XF: £835,000 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Hillside, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF. 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 2 Hillside

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

2 Hillside is a three-bedroom semi-detached house in Beacons Bottom, High Wycombe, High Wycombe (HP14 3XF). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (September 2022) shows an E (score 41), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since May 2011. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Average to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 71), a 2-band jump. Main heating runs on oil. Other recorded features include notable views. Period features are noted in the property record.

At 82 m² it sits well below the postcode median (136 m² across 12 EPCs), making it one of the more compact homes locally. Most recent transfer: November 2018 at £375,000. Across the public record there are 4 sales, relatively high churn for a single property. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2001–2018, sale prices on this property compounded at 5.4% per year. Today's modelled estimate of £434,000 is 15.7% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£425/sq ft) was about 49.5% above the typical sold price in the postcode.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Bathrooms2
  • Dining roomYes
  • CloakroomYes
  • FireplaceYes

Outside

  • Private gardenRear
  • GarageDetached
  • Notable viewsYes

Building

  • Period featuresYes
Before you decide

Everything you need to know about 2 Hillside

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.

2 Hillside's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Sept 2022

EPC Rating

A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
6.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 27 September 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

Sept 2022from May 2011
Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 2 Hillside, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF, sourced from the PlanIt planning register.

2 Hillside has been through 4 approved planning applications — a well-evolved property.

4 applications on record at 2 Hillside, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF

4decisions2extensions25documents3nearby
Flagged:Retrospective
  1. Jun 2005
    OutbuildingFull
    Outcome in report

    Erection of single storey detached garage to rear

    Documents
    5 docs on file
    Reference
    05/05945/FUL
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. ConditionsDecision

+ 1 more application in the report

Unlock 2 Hillside, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF's full planning history

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

  • Every decision — granted, refused or withdrawn (4 on record)
  • All 4 applications on this property in full, plus 3 notable nearby
  • The 25 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

On the street

Versus other Water End Road homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for 2 Hillside lags the street by a wide margin.

Price per m²

£4,573

Street avg £4,078

Above

Floor Area

82 m²

Street avg 157 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

6.2 t/year

Street avg 7.4 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

0.2 km

St Francis Road — bus stop.

Closest school

1.3 km

Radnage Church of England Primary School. 4 schools nearby.

Nearest schools

  • Radnage Church of England Primary SchoolPrimary1.3km
  • Stokenchurch Primary SchoolPrimary2.3km
  • Bledlow Ridge SchoolPrimary2.6km
  • Cadmore End CofE SchoolPrimary2.7km

Nearest stops

  • St Francis RoadBus stop187m
  • The Studley ArmsBus stop363m
  • Dashwood HillBus stop596m
  • Water End RoadBus stop955m

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 3XF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP14 3XF

Daytime· 07:00 – 23:00

46.8dB

Low
Night-time road noise heatmap for HP14 3XF

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-eraSemi-Detached 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 £1,020 · 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.
£451k

1 Chiltern Ridge

HP14 3SZ

3 bed1 bath
£482k

1 Cholsey Grange Cottages, Ibstone

HP14 3XT

3 bed2 bath
£518k

1 Beech Avenue, Lane End

HP14 3EQ

3 bed1 bath
£349k

1 Basset Road

HP14 3JB

3 bed1 bath
£579k

1 Butterly Road, Stokenchurch

HP14 3SG

3 bed2 bath
£304k

1 Allnutts Close, Stokenchurch

HP14 3FW

3 bed
£641k

1 Chiltern Drive, Stokenchurch

HP14 3FZ

3 bed2 bath
£566k

1 Clinkard Place, Church Road, Lane End

HP14 3HQ

4 bed

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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 2 Hillside is modelled from its 82 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP14 3XF. 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. 4 sales are recorded for 2 Hillside. 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 2 Hillside was lodged in September 2022 at band E and is valid until September 2032. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 2 Hillside. 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 3XF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Hillside is in council tax band D. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Hillside, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF. Each answer is also embedded as structured data for search engines.

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