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

Notable views1 planning record
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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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

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.

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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
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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

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

Current estimate

£929,000

Modelled from EPC, postcode comparables and a sale-price growth of 6.5% per year over 7 years.

See how we calculated this
Last sold (2015)

£737,500

Growth on file: 6.5% per year over 7 years.

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).

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

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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
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.

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
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.