Hillcot, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
About Hillcot
Hillcot is a property in Beacons Bottom, High Wycombe, High Wycombe (HP14 3XF).
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved. Across 1995–2024, sale prices on this property compounded at 5.1% per year. Last sale on file: £425,000 in October 2024.
Know exactly what you're buying at Hillcot
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
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Hillcot has an approved side and rear extension on the planning record.
- Sept 2025Garage ConversionFullIn report
Householder application for construction of single storey side extension, part double storey rear extension and garage conversion
Extension- Documents
- 14 docs on file
- Reference
- 25/05125/FUL
- Dec 2008ExtensionFullIn report
Extension: Side and rear of property
Construction of single storey side and first floor rear extensions
- Documents
- 5 docs on file
- Reference
- 08/07501/FUL
We flagged 1 thing worth checking at Hillcot
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
Hillcot has more than quadrupled in price since its earliest registered sale in 1995.
£425,000
Growth on file: 5.1% per year over 29 years.
Sales timeline
10 October 2024Most recent
£425,000
+21.1%over 8 years19 February 2016
£351,000
+8.0%over 5 years16 September 2010
£325,000
+148.1%over 13 years10 December 1996
£131,000
+32.3%over 1 year20 July 1995
£99,000
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
£890,000Beech Croft, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
Sold Feb 2025
£490,000Applegarth, 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 Hillcot, 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
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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