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

Notable viewsExtendable3 sales on record1 planning record

Estimated value

£624,000

  • Since the 2023 sale (£605,000)+3%
  • Against HP14 4PW's recent median (£775,000)-19%

Newest record on this page: October 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
2
Bathroom
1
Floor area
77 m²
829 sq ft
Energy rating
D
Score 65
Council tax
Band D
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

£624,000

  • Against its 2023 sale (£605,000)+3%
  • Against HP14 4PW's recent median (£775,000)-19%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Trees Road is modelled from its 77 m² EPC floor area, its 3 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

    77 m² from the EPC lodged in July 2021

  • Sales of this home

    3 sales recorded, the latest in 2023

  • Recent sales in HP14 4PW

    5 sales, median £775,000 (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.

8 Trees Road has more than doubled in price since the earliest registered sale in 2009.

Sales timeline

  1. 25 July 2023Most recent

    £605,000

    +5.2%over 1 year

  2. 21 December 2021

    £575,000

    +159.0%over 12 years

  3. 7 May 2009

    £222,050

Median price across the last 5 sales in HP14 4PW: £775,000 (2025–2021).

Risks

What this page doesn't show

2 potential issues have already been flagged for 8 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
  • A planning decision worth checkingIn 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 8 Trees Road

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

8 Trees Road is a two-bedroom detached house in Hughenden Valley, High Wycombe, High Wycombe (HP14 4PW). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (July 2021) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in January 2009 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Poor to Average and hot-water efficiency went from Average to Good. The recommended improvements would lift it to B (score 83), a 2-band jump. Other recorded features include notable views and attached land beyond the plot. Our model identifies extension potential, subject to local planning policy.

At 77 m² it sits well below the postcode median (131 m² across 13 EPCs), making it one of the more compact homes locally. Across 2009–2023, sale prices on this property compounded at 7.3% per year. On a £-per-square-foot basis, the last sale (£730/sq ft) was about 91.3% above the typical sold price in the postcode. One planning record on file: an extension refused in 2023. Most recent transfer: July 2023 at £605,000.

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

  • Bedrooms2
  • Bathrooms1
  • Dining roomYes
  • Utility roomYes
  • EnsuiteYes
  • FireplaceYes

Outside

  • Private gardenRear
  • DrivewayYes
  • LandYes
  • Notable viewsYes

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about 8 Trees Road

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearbyA planning decision worth checking

Pick your report · from £14.99

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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Jul 2021

EPC Rating

A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 6 July 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Jul 2021from Jan 2009
EPC improved fromF32toD65
Hot Water
AverageGood

Hot water efficiency improved

Walls
Very PoorPoor

Wall insulation improved

Roof Insulation
PartialInsulated

Roof insulation improved

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 8 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW, sourced from the PlanIt planning register.

A partial demolition application was refused at 8 Trees Road in 2023.

1 application on record at 8 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW

1decisions1extensions24documents2nearby
Flagged:Demolition
  1. Feb 2023
    DemolitionFull
    Outcome in report

    Extension: Side and rear of property

    Householder application for construction of single storey side and rear extension with glazed link with courtyard. Demolition of existing front bay window, fenestration alterations and internal alterations. Balcony to first floor rear

    Extension
    Documents
    24 docs on file
    Reference
    22/08237/FUL
    Full record in report

Unlock 8 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 24 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

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.

Price per m² for 8 Trees Road runs comfortably ahead of the street norm.

Price per m²

£7,857

Street avg £5,608

Strongly above

Floor Area

77 m²

Street avg 140 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

3.6 t/year

Street avg 5.4 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

0.3 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 3 Building Survey

Victorian-eraDetached HouseEPC DPre-1919 build

Because the property was built before 1919, we believe a Level 3 building survey should be considered.

From £1,155 · 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.
£427k

1 Chapel Cottages, Radnage Common Road, Radnage

HP14 4DF

2 bed
£425k

1 Farm Cottage Hitchenden Farm, Valley Road, Hughenden Valley

HP14 4LB

2 bed
£402k

1 Beechwood View, Saunderton

HP14 4HR

2 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
£552k

1 Chiltern Cottages, Radnage Common Road, Radnage

HP14 4DD

3 bed
£550k

1 Braeside, Naphill

HP14 4RY

3 bed2 bath
£522k

1 Chiltern View, Wycombe Road, Saunderton

HP14 4HX

3 bed1 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 8 Trees Road is modelled from its 77 m² EPC floor area, its 3 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. 3 sales are recorded for 8 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 8 Trees Road was lodged in July 2021 at band D and is valid until July 2031. 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 8 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
8 Trees Road is in council tax band D. 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 8 Trees Road, Hughenden Valley, High Wycombe, HP14 4PW. Each answer is also embedded as structured data for search engines.

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