Model valuation£417,0008 Busby Close
Local market context
Woodpeckers, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
Notable views3 sales on record1 planning record
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
194 m²
2088 sq ft
Energy rating
C
Score 69
Tenure
Owner Occupied
About Woodpeckers
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Woodpeckers is a four-bedroom detached house in Beacons Bottom, High Wycombe, High Wycombe (HP14 3XF). It has a recorded floor area of 194 m² (around 2088 sq ft) and construction records dating it to 1930-1949. The latest certificate (March 2025) shows a C (score 69), just inside the C band. When first surveyed in January 2014 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average. Main heating runs on oil. Other recorded features include notable views.
At 194 m² the property is well over the postcode median (125 m² across 12 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. A recent sale: £890,000 in August 2025. One planning record on file: an extension approved in 2017. Past consents include an extension, meaningful when judging how the property has evolved. Across 1998–2025, sale prices on this property compounded at 6.2% per year. On a £-per-square-foot basis, the last sale (£426/sq ft) was about 43.4% above the typical sold price in the postcode.
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
- Bathrooms3
- Dining roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenSouth-facing
- GarageDouble
- Notable viewsYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about Woodpeckers
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.
Woodpeckers ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Mar 2025
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 March 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Jan 2014
EPC improved fromE41toC69
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Roof Insulation
PartialInsulated
Roof insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
18%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Early 20th centuryDetached HouseEPC CExtended 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 £1,495 · Includes VAT
Planning history
Applications and permits filed against Woodpeckers, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF, sourced from the PlanIt planning register.
1 application on record at Woodpeckers, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF
1decisions1extensions15documents3nearby
- Jul 2017ExtensionFullOutcome in report
Extension: Rear of property
Householder application for construction of rear extension with juliette balcony, new garage, terrace decking to front and creation of additional parking including retaining wall
- Documents
- 15 docs on file
- Reference
- 17/06413/FUL
Unlock Woodpeckers, 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 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Price for Woodpeckers has grown more than fourfold since the 1998 starting point.
Current estimate
See how we calculated this£961,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.2% per year over 27 years.
Last sold (2025)
£890,000
Growth on file: 6.2% per year over 27 years.
Sales timeline
27 August 2025Most recent
£890,000
+111.9%over 7 years15 July 2018
£420,000
+140.0%over 19 years15 October 1998
£175,000
Median price across the last 5 sales in HP14 3XF: £623,953 (2025–2023).
Nearby sales in HP14 3XF
Tree 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
£490,000Hillcot, 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
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.
On years held, Woodpeckers runs well behind the street norm.
Price per m²
£4,588
Street avg £4,076
Floor Area
194 m²
Street avg 148 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
5.9 t/year
Street avg 7.4 t/year
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Start your researchSimilar 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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1 Butterly Road, Stokenchurch
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3 bed2 bath
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1 Beech Avenue, Lane End
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1 Cholsey Grange Cottages, Ibstone
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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.
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 4Common questions
The questions buyers, sellers and homeowners most often ask about Woodpeckers, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF. Each answer is also embedded as structured data for search engines.