Model valuation£417,0008 Busby Close
Local market context
Hillcot, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
5 sales on record2 planning records
Last sold (2024)
£425,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- HP14 3XF recent median£835,000
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
We're still gathering data on this property. Claim it to add details and complete this page.
Why there's no estimate yet
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
Not available for this home yet
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What we hold for this home
We don't publish an estimate for Hillcot because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in HP14 3XF.
What an estimate needs
Floor area
No EPC on record
Sales of this home
5 sales recorded, the latest in 2024
Recent sales in HP14 3XF
5 sales, median £835,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Not available | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Hillcot has more than quadrupled in price since its earliest registered sale in 1995.
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
What this page doesn't show
1 potential issue has already been flagged for Hillcot, 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
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About Hillcot
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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.
Before you decide
Everything you need to know about Hillcot
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.
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
Applications and permits filed against Hillcot, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF, sourced from the PlanIt planning register.
Hillcot has an approved side and rear extension on the planning record.
2 applications on record at Hillcot, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
2decisions2extensions19documents3nearby
- Dec 2008ExtensionFullOutcome in 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
- More recent applications — locked
- Garage ConversionSept 2025Decision
Unlock Hillcot, 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 (2 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 19 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.2 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.
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· 07:00 – 23:00
46.8dB
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
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Level 2 HomeBuyer Report
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- We don't publish an estimate for Hillcot because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in HP14 3XF.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 5 sales are recorded for Hillcot. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for Hillcot. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Hillcot. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Hillcot, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF. Each answer is also embedded as structured data for search engines.
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