44 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW
About 44 Trees Road
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 177 m² (around 1907 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (January 2009) shows a D (score 55), a step below the typical UK home. The recommended improvements would push it to C (score 71). The latest certificate is from January 2009, so improvements made since then won't be reflected. Other recorded features include notable views and a basement.
At 177 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 £813,000 is 10.2% above the 2015 sale price. One historical planning record sits against the property in 2009.
Know exactly what you're buying at 44 Trees Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms5
- Dining roomYes
- BasementYes
Outside
- Private gardenYes
- Parkingoff_road
- Notable viewsYes
Energy performance
44 Trees Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 23 Jan 2019
EPC Rating
Planning history
- Jul 2009RenovationFullIn report
Householder application for insertion of eyebrow window and velux rooflight
- Documents
- 9 docs on file
- Reference
- 09/06019/FUL
We flagged 1 thing worth checking at 44 Trees Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
44 Trees Road valuation sits well clear of the typical sold price in this postcode.
£813,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.5% per year over 7 years.
£737,500
Growth on file: 6.5% per year over 7 years.
Sales timeline
18 November 2015Most recent
£737,500
+50.5%over 6 years6 May 2009
£490,000
Median price across the last 5 sales in HP14 4PW: £732,500 (2025–2021).
Nearby sales in HP14 4PW
10 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW
Sold Feb 2025
£732,5008 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW
Sold Jul 2023
£605,00018 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW
Sold Nov 2021
£980,00030 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW
Sold Oct 2021
£1,000,00046 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW
Sold Jun 2020
£700,000
Everything we know about 44 Trees Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Trees Road homes
44 Trees Road is notably below the street on co₂ emissions.
Price per m²
£4,162
Street avg £5,603
Floor Area
177 m²
Street avg 132 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
7.9 t/year
Street avg 5.3 t/year
Similar properties nearby
1 Colliers Row, Church Lane, Bledlow Ridge
HP14 4BA
1 Brackenwood, Naphill
HP14 4TD
1 Cherry Tree Close, Hughenden Valley
HP14 4LP
1 Cherrycroft Drive, Naphill
HP14 4QG
1 Bramley End, Hughenden Valley
HP14 4NS
1 Burdett Drive, Walters Ash
HP14 4TL
1 Chapel Cottages, Chapel Lane, Naphill
HP14 4RB
1 Deanfield Cottages, Speen Road, North Dean
HP14 4NG
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady 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
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
36.8dB