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Holly Lodge, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF

Notable views1 planning record

Estimated value

£845,000

  • Since the 2020 sale (£720,000)+17%
  • Against HP14 3XF's recent median (£835,000)+1%

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
Detached
Bedrooms
4
Bathrooms
2
Floor area
178 m²
1916 sq ft
Energy rating
D
Score 59
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

£845,000

  • Against its 2020 sale (£720,000)+17%
  • Against HP14 3XF's recent median (£835,000)+1%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Holly Lodge is modelled from its 178 m² EPC floor area, its 2 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

    178 m² from the EPC lodged in May 2017

  • Sales of this home

    2 sales recorded, the latest in 2020

  • 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 applicationFull 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.

Sale price has at least doubled since 1997.

Sales timeline

  1. 12 November 2020Most recent

    £720,000

    +182.4%over 23 years

  2. 10 September 1997

    £255,000

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 Holly Lodge, 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 Holly Lodge

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

Holly Lodge is a four-bedroom detached house in Beacons Bottom, High Wycombe, High Wycombe (HP14 3XF). It has a recorded floor area of 178 m² (around 1916 sq ft) and construction records dating it to 1967-1975. The latest certificate (May 2017) shows a D (score 59), a step below the typical UK home. When first surveyed in July 2009 the rating was E, the property has climbed 1 band since. The recommended improvements would push it to C (score 73). Main heating runs on oil. Other recorded features include notable views.

At 178 m² the property is well over the postcode median (125 m² across 12 EPCs), placing it in the larger end of the local stock. Across 1997–2020, sale prices on this property compounded at 4.6% per year. Today's modelled estimate of £845,000 is 17.4% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£376/sq ft) was about 32.3% above the typical sold price in the postcode. Most recent transfer: November 2020 at £720,000. One historical planning record sits against the property in 2004.

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

  • Bedrooms4
  • Bathrooms2
  • Dining roomYes
  • EnsuiteYes
  • FireplaceYes

Outside

  • Private gardenWrap around
  • GarageDouble
  • Notable viewsYes
Before you decide

Everything you need to know about Holly Lodge

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

Pick your report · from £14.99

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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.

Holly Lodge's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
May 2017

EPC Rating

A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
8.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 May 2027

5 months remaining

Property Improvements

Changes detected from historical EPC data

May 2017from Jul 2009
EPC improved fromE51toD59
Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Planning

Planning history

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

1 application on record at Holly Lodge, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF

1decisions8documents3nearby
  1. Nov 2004
    Demolition And RebuildFull
    Outcome in report

    Demolition of existing dwelling and erection of replacement two storey, 4 bed detached dwelling

    Documents
    8 docs on file
    Reference
    04/07445/FUL
    Full record in report

Unlock Holly Lodge, 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 (1 on record)
  • All 1 application on this property in full, plus 3 notable nearby
  • The 8 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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.

Holly Lodge outperforms the street on epc rating by a wide margin.

Price per m²

£4,045

Street avg £4,136

Below

Floor Area

178 m²

Street avg 149 m²

Above

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

8.0 t/year

Street avg 7.3 t/year

Below
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

Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)No mains gas

Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,360 · 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.
£641k

1 Church Road, Lane End

HP14 3HG

4 bed2 bath
£584k

1 Chalk Farm Road, Stokenchurch

HP14 3TB

4 bed1 bath
£566k

1 Clinkard Place, Church Road, Lane End

HP14 3HQ

4 bed
£641k

1 Chiltern Drive, Stokenchurch

HP14 3FZ

3 bed2 bath
£579k

1 Butterly Road, Stokenchurch

HP14 3SG

3 bed2 bath
£518k

1 Beech Avenue, Lane End

HP14 3EQ

3 bed1 bath
£482k

1 Cholsey Grange Cottages, Ibstone

HP14 3XT

3 bed2 bath
£451k

1 Chiltern Ridge

HP14 3SZ

3 bed1 bath

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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 Holly Lodge is modelled from its 178 m² EPC floor area, its 2 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. 2 sales are recorded for Holly Lodge. 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 Holly Lodge was lodged in May 2017 at band D and is valid until May 2027. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Holly Lodge. 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.
FAQ

Common questions

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

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