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13 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN

1 planning record

Estimated value

£540,000

  • Since the 2025 sale (£465,000)+16%
  • Against HP14 4PN's recent median (£575,000)-6%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
116 m²
1249 sq ft
Energy rating
E
Score 54
Council tax
Band D
Tenure
Owner Occupied
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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

£540,000

  • Against its 2025 sale (£465,000)+16%
  • Against HP14 4PN's recent median (£575,000)-6%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Trees Road is modelled from its 116 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP14 4PN. 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

    116 m² from the EPC lodged in September 2024

  • Sales of this home

    1 sale recorded, the latest in 2025

  • Recent sales in HP14 4PN

    5 sales, median £575,000 (2022–2015)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

13 Trees Road valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 19 August 2025Most recent

    £465,000

Median price across the last 5 sales in HP14 4PN: £575,000 (2022–2015).

Risks

What this page doesn't show

1 potential issue has already been flagged for 13 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN. 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 13 Trees Road

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

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).

Most recent transfer was August 2025 at £465,000 — fresh data. 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 15.3% smaller than the typical home in the postcode (137 m² median across 9 EPCs). Today's modelled estimate of £540,000 is 16.1% above the 2025 sale price.

Before you decide

Everything you need to know about 13 Trees Road

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.

13 Trees Road's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Sept 2024

EPC Rating

A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.5 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 5 September 2034

7 years remaining
Planning

Planning history

Applications and permits filed against 13 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

1 application on record at 13 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN

1decisions1extensions14documents2nearby
Flagged:Demolition
  1. Jun 2013
    DemolitionFull
    Outcome in 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
    Full record in report

Unlock 13 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN'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 14 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Trees Road homes

Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.

13 Trees Road is notably below the street on years held.

Price per m²

£4,009

Street avg £3,752

Above

Floor Area

116 m²

Street avg 140 m²

Below

Habitable Rooms

4 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

6.5 t/year

Street avg 6.1 t/year

On par
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

0.2 km

Trees Road — bus stop.

Closest school

0.3 km

Hughenden Primary School. 8 schools nearby.

Nearest schools

  • Hughenden Primary SchoolPrimary312m
  • Great Kingshill Church of England Combined SchoolPrimary1.2km
  • The Downley SchoolPrimary2.4km
  • Widmer End Community Combined SchoolPrimary2.5km

Nearest stops

  • Trees RoadBus stop187m
  • Coombe LaneBus stop417m
  • The Harrow PHBus stop515m
  • Coombe FarmBus stop521m

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 4PN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP14 4PN

Daytime· 07:00 – 23:00

45.3dB

Low
Night-time road noise heatmap for HP14 4PN

Night-time· 23:00 – 07:00

37.0dB

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 3 Building Survey

Early 20th centurySemi-Detached HouseEPC EExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,085 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£550k

1 Braeside, Naphill

HP14 4RY

3 bed2 bath
£552k

1 Chiltern Cottages, Radnage Common Road, Radnage

HP14 4DD

3 bed
£522k

1 Chiltern View, Wycombe Road, Saunderton

HP14 4HX

3 bed1 bath
£582k

1 Deanfield Cottages, Speen Road, North Dean

HP14 4NG

3 bed2 bath
£498k

1 Deanfield Close, Saunderton

HP14 4HT

3 bed1 bath
£489k

1 Bradenham Road, West Wycombe

HP14 4EY

3 bed
£488k

1 Bayley Gardens, Naphill

HP14 4QW

£625k

1 Chapel Cottages, Chapel Lane, Naphill

HP14 4RB

3 bed

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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 13 Trees Road is modelled from its 116 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP14 4PN. 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 13 Trees Road. 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 13 Trees Road was lodged in September 2024 at band E and is valid until September 2034. 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 13 Trees Road. 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 8 schools and 30 stops listed are measured in a straight line from HP14 4PN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
13 Trees Road 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN. Each answer is also embedded as structured data for search engines.

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