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

EPC BSolar panelsNotable views2 planning records

Estimated value

£846,000

  • Since the 2021 sale (£680,000)+24%
  • Against HP14 4PN's recent median (£466,000)+82%

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
Detached
Bedrooms
5
Bathrooms
3
Floor area
228 m²
2454 sq ft
Energy rating
B
Score 81
Council tax
Band F
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

£846,000

  • Against its 2021 sale (£680,000)+24%
  • Against HP14 4PN's recent median (£466,000)+82%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 33 Trees Road is modelled from its 228 m² EPC floor area, its 2 recorded sales 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

    228 m² from the EPC lodged in February 2020

  • Sales of this home

    2 sales recorded, the latest in 2021

  • Recent sales in HP14 4PN

    5 sales, median £466,000 (2025–2015)

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 of 2 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 at least doubled since 2003.

Sales timeline

  1. 9 June 2021Most recent

    £680,000

    +123.3%over 18 years

  2. 20 February 2003

    £304,500

Median price across the last 5 sales in HP14 4PN: £466,000 (2025–2015).

Risks

What this page doesn't show

1 potential issue has already been flagged for 33 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

One time fee only - money back guarantee

Overview

About 33 Trees Road

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

33 Trees Road is a five-bedroom detached house in Hughenden Valley, High Wycombe, High Wycombe (HP14 4PN). It has a recorded floor area of 228 m² (around 2454 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (February 2020) returns a B (score 81), comfortably above the UK average. When first surveyed in April 2013 the rating was D, the property has climbed 2 bands since. Between certificates, roof efficiency went from Good to Very Good, window efficiency went from Average to Good and hot-water efficiency went from Poor to Very Good. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include notable views. The home occupies a cul-de-sac position.

At 228 m² the property is well over the postcode median (120 m² across 9 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. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 2003–2021, sale prices on this property compounded at 4.5% per year. Today's modelled estimate of £846,000 is 24.4% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£277/sq ft) was about 20.6% below the postcode norm. Last sale on file: £680,000 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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

  • Bedrooms5
  • Bathrooms3
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenRear
  • GarageDouble
  • Notable viewsYes
  • Cul-de-sacYes

Building

  • Solar panelsYes
Before you decide

Everything you need to know about 33 Trees Road

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

Larger development activity nearby

Pick your report · from £14.99

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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.

33 Trees Road ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 2)
Feb 2020

EPC Rating

A
B
B81
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 24 February 2030

3 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2020from Apr 2013
EPC improved fromD57toB81
Hot Water
PoorVery Good

Hot water efficiency improved

Windows
AverageGood

Window efficiency improved

Roof
GoodVery Good

Roof insulation improved

Low Energy Lighting
67%100%

More low energy lighting installed

Renewable Energy
NoneSolar HW

Solar water heating installed

Planning

Planning history

Applications and permits filed against 33 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN, sourced from the PlanIt planning register.

2 applications on record at 33 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN

2decisions2extensions12documents2nearby
  1. Nov 2012
    Loft ConversionFull
    Outcome in report

    Householder application for raising of roof, roof extension and alterations and 3 x front dormers in connection with additional rooms in roofspace

    Extension
    Documents
    5 docs on file
    Reference
    12/07317/FUL
    Full record in report
  2. More recent applications — locked
  3. Loft ConversionDecision

Unlock 33 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 (2 on record)
  • All 2 applications on this property in full, plus 2 notable nearby
  • The 12 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

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.

33 Trees Road outperforms the street on epc rating by a wide margin.

Price per m²

£2,982

Street avg £3,880

Strongly below

Floor Area

228 m²

Street avg 128 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

4.5 t/year

Street avg 6.3 t/year

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

0.2 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

Victorian-eraDetached HouseEPC BPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls

Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,360 · 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.
£952k

1 Colliers Row, Church Lane, Bledlow Ridge

HP14 4BA

5 bed3 bath
£840k

1 Cherrycroft Drive, Naphill

HP14 4QG

4 bed3 bath
£868k

1 Burdett Drive, Walters Ash

HP14 4TL

4 bed2 bath
£885k

1 Bramley End, Hughenden Valley

HP14 4NS

4 bed
£901k

1 Brackenwood, Naphill

HP14 4TD

4 bed2 bath
£754k

1 Cherry Tree Close, Hughenden Valley

HP14 4LP

4 bed2 bath
£625k

1 Chapel Cottages, Chapel Lane, Naphill

HP14 4RB

3 bed
£582k

1 Deanfield Cottages, Speen Road, North Dean

HP14 4NG

3 bed2 bath

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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 33 Trees Road is modelled from its 228 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 33 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 33 Trees Road was lodged in February 2020 at band B and is valid until February 2030. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 33 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
33 Trees Road is in council tax band F. 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 33 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN. Each answer is also embedded as structured data for search engines.

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