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22 Trees Avenue, Hughenden Valley, High Wycombe, HP14 4PQ

EPC BSolar panelsExtendable2 planning records

Estimated value

£922,000

  • Since the 2022 sale (£905,000)+2%
  • Against HP14 4PQ's recent median (£595,000)+55%

Newest record on this page: November 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
4
Bathrooms
2
Floor area
149 m²
1604 sq ft
Energy rating
B
Score 83
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

£922,000

  • Against its 2022 sale (£905,000)+2%
  • Against HP14 4PQ's recent median (£595,000)+55%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Trees Avenue is modelled from its 149 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP14 4PQ. 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

    149 m² from the EPC lodged in June 2022

  • Sales of this home

    2 sales recorded, the latest in 2022

  • Recent sales in HP14 4PQ

    5 sales, median £595,000 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 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.

Latest sale on 22 Trees Avenue was the highest on Land Registry record across the postcode.

Sales timeline

  1. 6 September 2022Most recent

    £905,000

    +96.7%over 11 years

  2. 26 May 2011

    £460,000

Median price across the last 5 sales in HP14 4PQ: £595,000 (2025–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for 22 Trees Avenue, Hughenden Valley, High Wycombe, HP14 4PQ. 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 22 Trees Avenue

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

22 Trees Avenue is a four-bedroom detached house in Hughenden Valley, High Wycombe, High Wycombe (HP14 4PQ). It has a recorded floor area of 149 m² (around 1604 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (June 2022) returns a B (score 83), comfortably above the UK average. When first surveyed in April 2011 the rating was D, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good; while roof efficiency dropped from Very Good to Good. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot.

At 149 m² the property is well over the postcode median (113 m² across 7 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, 2 approved, 0 refused. Past consents include an extension, a garage conversion and a porch, meaningful when judging how the property has evolved. Across 2011–2022, sale prices on this property compounded at 6.2% per year. On a £-per-square-foot basis, the last sale (£564/sq ft) was about 55.1% above the typical sold price in the postcode. Sold September 2022 for £905,000. 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

  • Bedrooms4
  • Bathrooms2
  • EnsuiteYes

Outside

  • GarageDouble
  • Corner plotYes

Building

  • Solar panelsYes
  • Period featuresYes
  • Extension potentialPossible
Before you decide

Everything you need to know about 22 Trees Avenue

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.

22 Trees Avenue ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 3)
Jun 2022

EPC Rating

A
B
B83
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 June 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

May 2012from Apr 2011
EPC improved fromD68toB88
Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
AverageGood

Window efficiency improved

Jun 2022from May 2012
Renewable Energy
NoneSolar PV

Solar PV panels (30 kWp) installed

Planning

Planning history

Applications and permits filed against 22 Trees Avenue, Hughenden Valley, High Wycombe, HP14 4PQ, sourced from the PlanIt planning register.

2 applications on record at 22 Trees Avenue, Hughenden Valley, High Wycombe, HP14 4PQ

2decisions2extensions9documents2nearby
  1. Sept 2023
    Garage ConversionFull
    Outcome in report

    Householder application for conversion of garage to habitable accommodation, first floor dormer to front roof slope, porch canopy and alteration to first floor front window

    ExtensionPorch
    Documents
    7 docs on file
    Reference
    23/06095/FUL
    Full record in report
  2. More recent applications — locked
  3. Garage ConversionDecision

Unlock 22 Trees Avenue, Hughenden Valley, High Wycombe, HP14 4PQ'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 9 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Trees Avenue homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for 22 Trees Avenue runs comfortably ahead of the street norm.

Price per m²

£6,074

Street avg £4,763

Strongly above

Floor Area

149 m²

Street avg 114 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 6 rooms

On par

CO₂ Emissions

2.9 t/year

Street avg 5.9 t/year

Strongly 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

0.4 km

Hughenden Primary School. 8 schools nearby.

Nearest schools

  • Hughenden Primary SchoolPrimary372m
  • Great Kingshill Church of England Combined SchoolPrimary1.2km
  • The Downley SchoolPrimary2.4km
  • Widmer End Community Combined SchoolPrimary2.4km

Nearest stops

  • Trees RoadBus stop170m
  • Coombe LaneBus stop355m
  • Coombe FarmBus stop540m
  • The Harrow PHBus stop565m

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

Daytime· 07:00 – 23:00

45.5dB

Low
Night-time road noise heatmap for HP14 4PQ

Night-time· 23:00 – 07:00

37.4dB

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 2 HomeBuyer Report

Late 20th centuryDetached HouseEPC B

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.

From £1,145 · 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.
£901k

1 Brackenwood, Naphill

HP14 4TD

4 bed2 bath
£885k

1 Bramley End, Hughenden Valley

HP14 4NS

4 bed
£868k

1 Burdett Drive, Walters Ash

HP14 4TL

4 bed2 bath
£840k

1 Cherrycroft Drive, Naphill

HP14 4QG

4 bed3 bath
£754k

1 Cherry Tree Close, Hughenden Valley

HP14 4LP

4 bed2 bath
£952k

1 Colliers Row, Church Lane, Bledlow Ridge

HP14 4BA

5 bed3 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 22 Trees Avenue is modelled from its 149 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP14 4PQ. 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 22 Trees Avenue. 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 22 Trees Avenue was lodged in June 2022 at band B and is valid until June 2032. 3 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 22 Trees Avenue. 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 4PQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
22 Trees Avenue 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 22 Trees Avenue, Hughenden Valley, High Wycombe, HP14 4PQ. Each answer is also embedded as structured data for search engines.

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