13 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN
About 13 Trees Road
13 Trees Road is a semi-detached house in Hughenden Valley, High Wycombe, High Wycombe (HP14 4PN). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (September 2024) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 68).
One planning record on file: an extension approved in 2013. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 116 m² it's 20% smaller than the typical home in the postcode (145 m² median across 8 EPCs).
Know exactly what you're buying at 13 Trees Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
13 Trees Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Jun 2013DemolitionFullIn report
Extension: Single storey · Rear of property
Householder application for demolition of existing rear conservatory and construction of single storey rear extension
Extension- Documents
- 14 docs on file
- Reference
- 13/06037/FUL
We flagged 1 thing worth checking at 13 Trees Road
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.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
13 Trees Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£538,000
Modelled from EPC, postcode comparables.
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.
Median price across the last 5 sales in HP14 4PN: £575,000 (2022–2015).
Nearby sales in HP14 4PN
51 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN
Sold Jun 2022
£710,00033 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN
Sold Jun 2021
£680,00037 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN
Sold May 2019
£575,00043 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN
Sold Sept 2016
£445,00015 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN
Sold Jul 2015
£466,000
Everything we know about 13 Trees Road, 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
Versus other Trees Road homes
13 Trees Road is notably below the street on habitable rooms.
EPC Rating
54 (E)
Street avg 57 (D)
Floor Area
116 m²
Street avg 144 m²
CO₂ Emissions
6.5 t/year
Street avg 6.4 t/year
Habitable Rooms
4 rooms
Street avg 7 rooms
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The neighbourhood at a glance
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
Trees Road — bus stop.
Closest school
0.3 km
Hughenden Primary School. 8 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
45.3dB
Night-time· 23:00 – 07:00
37.0dB