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44 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW

Notable views1 planning record

Estimated value

£929,000

  • Since the 2015 sale (£737,500)+26%
  • Against HP14 4PW's recent median (£675,000)+38%

Newest record on this page: February 2026. 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
Floor area
178 m²
1916 sq ft
Energy rating
C
Score 69
Council tax
Band E
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

£929,000

  • Against its 2015 sale (£737,500)+26%
  • Against HP14 4PW's recent median (£675,000)+38%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 44 Trees Road is modelled from its 178 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP14 4PW. 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

    178 m² from the EPC lodged in February 2026

  • Sales of this home

    2 sales recorded, the latest in 2015

  • Recent sales in HP14 4PW

    5 sales, median £675,000 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 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.

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

Sales timeline

  1. 18 November 2015Most recent

    £737,500

    +50.5%over 6 years

  2. 6 May 2009

    £490,000

Median price across the last 5 sales in HP14 4PW: £675,000 (2025–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for 44 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW. 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 44 Trees Road

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

44 Trees Road is a five-bedroom detached house in Hughenden Valley, High Wycombe, High Wycombe (HP14 4PW). It has a recorded floor area of 178 m² (around 1916 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (February 2026) shows a C (score 69), just inside the C band. When first surveyed in January 2009 the rating was D, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good and main heating went from Average to Good; while roof efficiency dropped from Good to Average. This certificate was lodged in the last six months, so the rating reflects current condition. Other recorded features include notable views and a basement.

At 178 m² the property is well over the postcode median (123 m² across 13 EPCs), placing it in the larger end of the local stock. On the market in November 2015 and unlisted since — roughly 11 years. Across 2009–2015, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £929,000 is 26% above the 2015 sale price. One historical planning record sits against the property in 2009.

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
  • Dining roomYes
  • BasementYes

Outside

  • Private gardenYes
  • ParkingOff road
  • Notable viewsYes
Before you decide

Everything you need to know about 44 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.

The EPC has just been inspected, so the rating reflects current condition.

Current Certificate(1 of 2)
Feb 2026

EPC Rating

A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 18 February 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2026from Jan 2009
EPC improved fromD55toC69
Hot Water
AverageGood

Hot water efficiency improved

Low Energy Lighting
14%74%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 44 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW, sourced from the PlanIt planning register.

1 application on record at 44 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW

1decisions9documents2nearby
  1. Jul 2009
    RenovationFull
    Outcome in report

    Householder application for insertion of eyebrow window and velux rooflight

    Documents
    9 docs on file
    Reference
    09/06019/FUL
    Full record in report

Unlock 44 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW'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 9 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

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On the street

Versus other Trees Road homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

44 Trees Road is notably below the street on price per m².

Price per m²

£4,143

Street avg £5,917

Strongly below

Floor Area

178 m²

Street avg 132 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

5.1 t/year

Street avg 5.3 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 SchoolPrimary261m
  • Great Kingshill Church of England Combined SchoolPrimary1.3km
  • The Downley SchoolPrimary2.4km
  • Widmer End Community Combined SchoolPrimary2.5km

Nearest stops

  • Trees RoadBus stop234m
  • Coombe LaneBus stop476m
  • The Harrow PHBus stop480m
  • Coombe FarmBus stop491m

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

Daytime· 07:00 – 23:00

45.1dB

Low
Night-time road noise heatmap for HP14 4PW

Night-time· 23:00 – 07:00

36.8dB

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

Mid 20th centuryDetached HouseEPC C

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.
£952k

1 Colliers Row, Church Lane, Bledlow Ridge

HP14 4BA

5 bed3 bath
£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
£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 44 Trees Road is modelled from its 178 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP14 4PW. 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 44 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 44 Trees Road was lodged in February 2026 at band C and is valid until February 2036. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 44 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 4PW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
44 Trees Road is in council tax band E. 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 44 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW. Each answer is also embedded as structured data for search engines.

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