Beech Croft, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
About Beech Croft
Beech Croft is a three-bedroom detached house in Beacons Bottom, High Wycombe, High Wycombe (HP14 3XF). It has a recorded floor area of 111 m² (around 1195 sq ft) and construction records dating it to 1967-1975. The latest certificate (April 2024) shows a G (score 5), near the bottom of the EPC scale. The recommended improvements would push it to F (score 32). Main heating runs on bottled lpg. Other recorded features include outbuildings.
At 111 m² it's 18.4% smaller than the typical home in the postcode (136 m² median across 12 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer was February 2025 at £490,000 — fresh data. Across 1999–2025, sale prices on this property compounded at 5% per year. On a £-per-square-foot basis, the last sale (£410/sq ft) was about 38% above the typical sold price in the postcode.
Know exactly what you're buying at Beech Croft
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
What this property has
Inside
- Bedrooms3
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
- StudyYes
Outside
- Private gardenYes
- DrivewayYes
- OutbuildingsYes
Energy performance
Beech Croft sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Planning history
Beech Croft has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
We flagged 1 thing worth checking at Beech Croft
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
Sale price has grown by over 3x since 1999.
£523,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.0% per year over 26 years.
£490,000
Growth on file: 5.0% per year over 26 years.
Sales timeline
6 February 2025Most recent
£490,000
+180.0%over 24 years30 March 2000
£175,000
+25.0%over 8 months29 July 1999
£140,000
Median price across the last 5 sales in HP14 3XF: £835,000 (2025–2023).
Nearby sales in HP14 3XF
Woodpeckers, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
Sold Aug 2025
£890,000Tree Tops, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
Sold Feb 2025
£890,000Hillcot, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
Sold Oct 2024
£425,000Applegarth, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
Sold Mar 2024
£835,000Lonicera, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
Sold Dec 2023
£623,953
Everything we know about Beech Croft, 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
Beech Croft is notably below the street on epc rating.
Price per m²
£4,414
Street avg £4,095
Floor Area
111 m²
Street avg 155 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
7.3 t/year
Street avg 7.3 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
0.2 km
St Francis Road — bus stop.
Closest school
1.3 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
46.8dB
Night-time· 23:00 – 07:00
40.3dB