What was the last sold price for Tree Tops, Water End Road, HP14 3XF?

Tree Tops, Water End Road, HP14 3XF last sold for £890,000 in February 2025, around 1 years ago. Before that, it sold for £425,000 in September 2017, so prices have been rising over 7 years on record. Source: HM Land Registry.

How has the value of Tree Tops, Water End Road, HP14 3XF changed over time?

Across 2 sales between September 2017 and February 2025, Tree Tops, Water End Road, HP14 3XF rose from £425,000 to £890,000, a change of £465,000. That works out to roughly +10.5% per year compounded over 7 years. Source: HM Land Registry.

Where is Tree Tops, Water End Road, HP14 3XF located?

Tree Tops, Water End Road, HP14 3XF sits in Beacons Bottom, High Wycombe, High Wycombe. It falls within the HP14 postcode district.

What is crime like near Tree Tops, Water End Road, HP14 3XF?

Police records around Tree Tops, Water End Road, HP14 3XF show an average of 3 reported crimes per month over the last 6 months. Violent crime makes up roughly 29% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

Which schools serve Tree Tops, Water End Road, HP14 3XF?

The closest primary school to Tree Tops, Water End Road, HP14 3XF is Radnage Church of England Primary School (1.3km), one of 4 primaries within walking distance.

What transport links are near Tree Tops, Water End Road, HP14 3XF?

The closest bus stop to Tree Tops, Water End Road, HP14 3XF is St Francis Road, 187m away. In total there are 30 bus stops within the surrounding area.

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Tree Tops, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF

Notable views

Bedrooms

Bathrooms

Overview

About Tree Tops

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

Tree Tops is a five-bedroom property in Beacons Bottom, High Wycombe, High Wycombe (HP14 3XF). Other recorded features include notable views.

A recent sale: £890,000 in February 2025. Across 2017–2025, sale prices on this property compounded at 10.5% per year. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count.

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Know exactly what you're buying at Tree Tops

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

Already flagged here

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

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

Bedrooms5
Bathrooms3
Dining roomYes
EnsuiteYes

Outside

Private gardenrear
DrivewayYes
Notable viewsYes

Building

RefurbishedYes

Energy

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

Planning history

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

Tree Tops has no planning applications on record.

Notable planning nearby

3applications of note in the surrounding area

Before you offer

We flagged 1 thing worth checking at Tree Tops

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.

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Tree Tops has more than doubled in price since the earliest registered sale in 2017.

Last sold (2025)

£890,000

Growth on file: 10.5% per year over 7 years.

Sales timeline

14 February 2025Most recent
£890,000
+109.4%over 7 years
21 September 2017
£425,000

Median price across the last 5 sales in HP14 3XF: £623,953 (2025–2023).

Nearby sales in HP14 3XF

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Everything we know about Tree Tops, 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

£9.99£14.99

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£657k

1 Church Road, Lane End

HP14 3HG

4 bed2 bath

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1 Chalk Farm Road, Stokenchurch

HP14 3TB

4 bed1 bath

£558k

1 Clinkard Place, Church Road, Lane End

HP14 3HQ

4 bed

£668k

1 Chiltern Drive, Stokenchurch

HP14 3FZ

3 bed2 bath

£537k

1 Butterly Road, Stokenchurch

HP14 3SG

3 bed2 bath

£519k

1 Beech Avenue, Lane End

HP14 3EQ

3 bed1 bath

£459k

1 Cholsey Grange Cottages, Ibstone

HP14 3XT

3 bed2 bath

£446k

1 Chiltern Ridge

HP14 3SZ

3 bed1 bath

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

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.

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· 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

Map

Everything within walking distance

Schools, transport stops and scenic spots near this property — 34 points of interest in total.

FAQ

Common questions

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