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One Acre, Grays Lane, Ibstone, High Wycombe, HP14 3XX

EPC B10 planning records

Estimated value

£3,496,000

  • Since the 2016 sale (£2,437,000)+43%
  • Against HP14 3XX's recent median (£2,300,000)+52%

Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Floor area
396 m²
4263 sq ft
Energy rating
B
Score 84
Council tax
Band H
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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

£3,496,000

  • Against its 2016 sale (£2,437,000)+43%
  • Against HP14 3XX's recent median (£2,300,000)+52%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for One Acre is modelled from its 396 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP14 3XX. 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

    396 m² from the EPC lodged in May 2016

  • Sales of this home

    2 sales recorded, the latest in 2016

  • Recent sales in HP14 3XX

    5 sales, median £2,300,000 (2024–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 10 applicationsFull 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 grown by over 3x since 2009.

Sales timeline

  1. 30 November 2016Most recent

    £2,437,000

    +248.1%over 7 years

  2. 29 June 2009

    £700,000

Median price across the last 5 sales in HP14 3XX: £2,300,000 (2024–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for One Acre, Grays Lane, Ibstone, High Wycombe, HP14 3XX. 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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Overview

About One Acre

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

One Acre is a detached house in Ibstone, High Wycombe, High Wycombe (HP14 3XX). It has a recorded floor area of 396 m² (around 4263 sq ft), construction records dating it to 2007 onwards and council tax band H. The latest certificate (May 2016) returns a B (score 84), comfortably above the UK average. When first surveyed in July 2014 the rating was C, the property has climbed 1 band since. Between certificates, wall efficiency went from Good to Very Good, window efficiency went from Good to Very Good and hot-water efficiency went from Poor to Average. Main heating runs on electricity: electricity, unspecified tariff. The latest certificate is from May 2016, so improvements made since then won't be reflected.

At 396 m² the property is well over the postcode median (206 m² across 8 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. Across 2009–2016, sale prices on this property compounded at 18.3% per year. Today's modelled estimate of £3,496,000 is 43.5% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£572/sq ft) was about 15.3% above the typical sold price in the postcode. Last changed hands 10 years ago, in November 2016. 10 planning records sit against the property, 5 approved, 4 refused.

Before you decide

Everything you need to know about One Acre

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

Larger development activity nearby

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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.

One Acre ranks among the most efficient homes in the postcode for energy use.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 24 May 2026

Current Certificate(1 of 2)
May 2016

EPC Rating

A
B
B84
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Very Good
CO2 Emissions
3.9 t/year
Occupancy
—

Certificate validity

Expired on 24 May 2026

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

May 2016from Jul 2014
EPC improved fromC80toB84
Hot Water
Main SystemSolar

Hot water system upgraded

Windows
Full DoubleHigh Performance

High performance glazing installed

Walls
GoodVery Good

Wall insulation improved

Planning

Planning history

Applications and permits filed against One Acre, Grays Lane, Ibstone, High Wycombe, HP14 3XX, sourced from the PlanIt planning register.

One Acre has been through 5 approved planning applications — a well-evolved property.

10 applications on record at One Acre, Grays Lane, Ibstone, High Wycombe, HP14 3XX

10decisions48documents3nearby
  1. Aug 2000
    New BuildOutline
    Outcome in report

    Erection of 1 detached 4-bed dwelling

    Documents
    4 docs on file
    Reference
    00/06312/OUT
    Full record in report
  2. More recent applications — locked
  3. AmendmentDecision
  4. Demolition And RebuildDecision

+ 7 more applications in the report

Unlock One Acre, Grays Lane, Ibstone, High Wycombe, HP14 3XX's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (10 on record)
  • All 10 applications on this property in full, plus 3 notable nearby
  • The 48 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Grays Lane homes

Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for One Acre runs comfortably ahead of the street norm.

Price per m²

£6,154

Street avg £9,587

Below

Floor Area

396 m²

Street avg 234 m²

Strongly above

CO₂ Emissions

3.9 t/year

Street avg 9.9 t/year

Strongly above

Years Held

10 years

Street avg 9 years

Above
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

0.4 km

Parsonage Wood — bus stop.

Closest school

0.8 km

Ibstone CofE Primary School. 1 school nearby.

Nearest schools

  • Ibstone CofE Primary SchoolPrimary755m

Nearest stops

  • Parsonage WoodBus stop406m
  • Chiltern CottagesBus stop415m
  • Grays LaneBus stop529m
  • Infant SchoolBus stop751m

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 3XX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP14 3XX

Daytime· 07:00 – 23:00

42.6dB

Low
Night-time road noise heatmap for HP14 3XX

Night-time· 23:00 – 07:00

36.2dB

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 2 HomeBuyer Report

21st centuryHouseEPC B

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.

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 Chiltern Drive, Stokenchurch

HP14 3FZ

3 bed2 bath
£641k

1 Church Road, Lane End

HP14 3HG

4 bed2 bath
£584k

1 Chalk Farm Road, Stokenchurch

HP14 3TB

4 bed1 bath
£579k

1 Butterly Road, Stokenchurch

HP14 3SG

3 bed2 bath
£566k

1 Clinkard Place, Church Road, Lane End

HP14 3HQ

4 bed
£518k

1 Beech Avenue, Lane End

HP14 3EQ

3 bed1 bath
£482k

1 Cholsey Grange Cottages, Ibstone

HP14 3XT

3 bed2 bath
£462k

1 Clayton Road, Lane End

HP14 3GA

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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 One Acre is modelled from its 396 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP14 3XX. 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 One Acre. 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 One Acre was lodged in May 2016 at band B and expired in May 2026, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 10 applications are matched to One Acre. 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 1 school and 16 stops listed are measured in a straight line from HP14 3XX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
One Acre is in council tax band H. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about One Acre, Grays Lane, Ibstone, High Wycombe, HP14 3XX. Each answer is also embedded as structured data for search engines.

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