Model valuation£417,0008 Busby Close
Local market context
1 Primrose Cottages, Speen Road, North Dean, High Wycombe, HP14 4NQ
1 planning record
Estimated value
£475,000
Newest record on this page: May 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Floor area
122 m²
1313 sq ft
Energy rating
F
Score 22
Council tax
Band D
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
£475,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Primrose Cottages is modelled from its 122 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP14 4NQ. 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
122 m² from the EPC lodged in July 2016
Sales of this home
No sale recorded since 1995
Recent sales in HP14 4NQ
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | 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.
1 Primrose Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
What this page doesn't show
1 potential issue has already been flagged for 1 Primrose Cottages, Speen Road, North Dean, High Wycombe, HP14 4NQ. 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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About 1 Primrose Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Primrose Cottages is a two-bedroom semi-detached house in North Dean, High Wycombe, High Wycombe (HP14 4NQ). It has a recorded floor area of 122 m² (around 1313 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (July 2016) shows an F (score 22), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 78), a 3-band jump. Main heating runs on oil. The latest certificate is from July 2016, so improvements made since then won't be reflected.
At 122 m² the property is well over the postcode median (69 m² across 3 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2022. Past consents include an extension, meaningful when judging how the property has evolved.
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
- Bedrooms2
Before you decide
Everything you need to know about 1 Primrose Cottages
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.
1 Primrose Cottages's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Jul 2026
Current Certificate
Jul 2016EPC Rating
A
B
C
D
E
F
F22
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
13.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 24 July 2026
Planning history
Applications and permits filed against 1 Primrose Cottages, Speen Road, North Dean, High Wycombe, HP14 4NQ, sourced from the PlanIt planning register.
1 Primrose Cottages has an approved single-storey rear extension on the planning record.
1 application on record at 1 Primrose Cottages, Speen Road, North Dean, High Wycombe, HP14 4NQ
1decisions1extensions9documents2nearby
- May 2022ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Householder application for construction of first floor rear extension
- Documents
- 9 docs on file
- Reference
- 22/05720/FUL
Unlock 1 Primrose Cottages, Speen Road, North Dean, High Wycombe, HP14 4NQ'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 2 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.0 km
Piggott's Hill — bus stop.
Closest school
1.3 km
Hughenden Primary School. 4 schools nearby.
Nearest schools
- Hughenden Primary SchoolPrimary1.3km
- Naphill and Walters Ash SchoolPrimary1.5km
- Speen CofE VA SchoolPrimary1.9km
- Great Kingshill Church of England Combined SchoolPrimary2.5km
Nearest stops
- Piggott's HillBus stop40m
- Clappins LaneBus stop388m
- Memorial HallBus stop612m
- Stocking LaneBus stop657m
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 4NQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.5dB
Night-time· 23:00 – 07:00
36.4dB
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
Early 20th centurySemi-Detached HouseEPC FNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar 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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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 1 Primrose Cottages is modelled from its 122 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP14 4NQ. 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. No sale is recorded for 1 Primrose Cottages, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 1 Primrose Cottages was lodged in July 2016 at band F and expired in July 2026, so a new one is needed to sell or let. 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 1 Primrose Cottages. 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 4NQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Primrose Cottages is in council tax band D. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 1 Primrose Cottages, Speen Road, North Dean, High Wycombe, HP14 4NQ. Each answer is also embedded as structured data for search engines.
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