Model valuation£417,0008 Busby Close
Local market context
35 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN
2 planning records
Estimated value
£589,000
- Against HP14 4PN's recent median (£575,000)+2%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
137 m²
1475 sq ft
Energy rating
E
Score 52
Council tax
Band F
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
£589,000
- Against HP14 4PN's recent median (£575,000)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Trees Road is modelled from its 137 m² EPC floor area, the absence of a 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
137 m² from the EPC lodged in August 2014
Sales of this home
No sale recorded since 1995
Recent sales in HP14 4PN
5 sales, median £575,000 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
35 Trees Road 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.
Median price across the last 5 sales in HP14 4PN: £575,000 (2025–2016).
Nearby sales in HP14 4PN
13 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN
Sold Aug 2025
£465,00051 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
£445,000
What this page doesn't show
1 potential issue has already been flagged for 35 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
About 35 Trees Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Trees Road is a detached house in Hughenden Valley, High Wycombe, High Wycombe (HP14 4PN). It has a recorded floor area of 137 m² (around 1475 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (August 2014) shows an E (score 52), well below the UK norm with real room to improve. Earlier certificates rated it D (September 2012); the latest reading is one band lower. Between certificates, wall efficiency went from Average to Good, roof efficiency went from Average to Good and lighting went from Very Poor to Poor; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Good to Average. The recommended improvements would push it to D (score 57). Main heating runs on electricity. The latest certificate is from August 2014, so improvements made since then won't be reflected.
2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 35 Trees Road
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.
35 Trees Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Aug 2024
Current Certificate(1 of 2)
Aug 2014
EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Good
Windows
Average
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 20 August 2024
Property Improvements
Changes detected from historical EPC data
Aug 2014from Sept 2012
EPC improved fromD62toE52
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
Very GoodGood
Hot water efficiency decreased
Walls
AverageGood
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 35 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN, sourced from the PlanIt planning register.
35 Trees Road has 2 separate extension applications on the council record.
2 applications on record at 35 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN
2decisions2extensions18documents2nearby
- Mar 2003ConservatoryFullOutcome in report
Extension: Rear of property
Erection of rear conservatory
Extension- Documents
- 9 docs on file
- Reference
- 03/05143/FUL
- More recent applications — locked
- ConservatoryAug 2003Decision
Unlock 35 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 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Trees Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating
52 (E)
Street avg 58 (D)
Floor Area
137 m²
Street avg 138 m²
CO₂ Emissions
5.5 t/year
Street avg 6.2 t/year
Habitable Rooms
6 rooms
Street avg 6 rooms
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
0.2 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.
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· 07:00 – 23:00
45.3dB
Night-time· 23:00 – 07:00
37.0dB
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC E
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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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1 Charity Cottages, Downley Road, Naphill
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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 35 Trees Road is modelled from its 137 m² EPC floor area, the absence of a 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. No sale is recorded for 35 Trees Road, 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 35 Trees Road was lodged in August 2014 at band E and expired in August 2024, so a new one is needed to sell or let. 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 35 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
- 35 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 35 Trees Road, Hughenden Valley, High Wycombe, HP14 4PN. Each answer is also embedded as structured data for search engines.
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- 35 Trees Road, Hughenden Valley, High Wycombe valuationHow the estimate is built and what moves it
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