Model valuation£417,0008 Busby Close
Local market context
Rectory Cottage, Ibstone, High Wycombe, HP14 3XZ
1 planning record
Estimated value
£1,112,000
- Since the 2022 sale (£1,500,000)-26%
- Against HP14 3XZ's recent median (£1,495,000)-26%
Newest record on this page: June 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
10
From EPC
Floor area
250 m²
2691 sq ft
Energy rating
D
Score 57
Tenure
Owner Occupied
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
£1,112,000
- Against its 2022 sale (£1,500,000)-26%
- Against HP14 3XZ's recent median (£1,495,000)-26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Rectory Cottage is modelled from its 250 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP14 3XZ. 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
250 m² from the EPC lodged in June 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in HP14 3XZ
5 sales, median £1,495,000 (2023–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
9 December 2022Most recent
£1,500,000
Median price across the last 5 sales in HP14 3XZ: £1,495,000 (2023–2019).
Nearby sales in HP14 3XZ
Yew Tree House, Ibstone, High Wycombe, HP14 3XZ
Sold Jun 2023
£2,300,000Flint House, Ibstone, High Wycombe, HP14 3XZ
Sold Nov 2022
£2,100,000Netherwood, Ibstone, High Wycombe, HP14 3XZ
Sold Jun 2021
£1,300,000Cherry Tree, Ibstone, High Wycombe, HP14 3XZ
Sold Jun 2021
£1,495,0005 Chiltern Cottages, Ibstone, High Wycombe, HP14 3XZ
Sold Sept 2019
£450,000
What this page doesn't show
1 potential issue has already been flagged for Rectory Cottage, Ibstone, High Wycombe, HP14 3XZ. 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
About Rectory Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Rectory Cottage is a detached house in Ibstone, High Wycombe, High Wycombe (HP14 3XZ). It has a recorded floor area of 250 m² (around 2691 sq ft) and construction records dating it to before 1900. The latest certificate (June 2022) shows a D (score 57), a step below the typical UK home. The recommended improvements would push it to C (score 73). Main heating runs on oil.
Today's modelled estimate of £1,112,000 is 25.9% below the 2022 sale of £1,500,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£557/sq ft) was about 37.3% above the typical sold price in the postcode. At 250 m² the property is well over the postcode median (111 m² across 12 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2002. Past consents include an extension, meaningful when judging how the property has evolved. Sold December 2022 for £1,500,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Rectory Cottage
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.
Rectory Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2022EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Poor
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 June 2032
Planning history
Applications and permits filed against Rectory Cottage, Ibstone, High Wycombe, HP14 3XZ, sourced from the PlanIt planning register.
Rectory Cottage has an approved single-storey extension on the planning record.
1 application on record at Rectory Cottage, Ibstone, High Wycombe, HP14 3XZ
1decisions1extensions5documents3nearby
- Aug 2002ExtensionFullOutcome in report
Extension: Single storey
Constuction of single storey pitched roofed extension
- Documents
- 5 docs on file
- Reference
- 02/06617/FUL
Unlock Rectory Cottage, Ibstone, High Wycombe, HP14 3XZ'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 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus the street
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Rectory Cottage is notably below the street on years held.
Price per m²
£6,000
Street avg £4,811
Floor Area
250 m²
Street avg 168 m²
Habitable Rooms
10 rooms
Street avg 6 rooms
CO₂ Emissions
11.0 t/year
Street avg 9.2 t/year
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
0.1 km
Parsonage Wood — bus stop.
Closest school
0.4 km
Ibstone CofE Primary School. 2 schools nearby.
Nearest schools
- Ibstone CofE Primary SchoolPrimary425m
- Cadmore End CofE SchoolPrimary2.8km
Nearest stops
- Parsonage WoodBus stop99m
- Chiltern CottagesBus stop232m
- Infant SchoolBus stop431m
- Grays LaneBus stop603m
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 3XZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.9dB
Night-time· 23:00 – 07:00
36.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached BungalowEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
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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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
- The estimate for Rectory Cottage is modelled from its 250 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP14 3XZ. 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. 1 sale is recorded for Rectory Cottage. 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 Rectory Cottage was lodged in June 2022 at band D and is valid until June 2032. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Rectory Cottage. 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 2 schools and 18 stops listed are measured in a straight line from HP14 3XZ, 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 Rectory Cottage, Ibstone, High Wycombe, HP14 3XZ. Each answer is also embedded as structured data for search engines.
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- Every home in HP14 3XZSold prices, values and energy ratings for the postcode
- HP 14 property marketPrices, postcodes, schools and transport across the district
- Rectory Cottage, Ibstone, High Wycombe valuationHow the estimate is built and what moves it
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