2 Charity Cottages, Downley Road, Naphill, High Wycombe, HP14 4QY
About 2 Charity Cottages
2 Charity Cottages is a four-bedroom semi-detached house in Naphill, High Wycombe, High Wycombe (HP14 4QY). It has a recorded floor area of 147 m² (around 1582 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (November 2017) shows a C (score 79), near the top of the C band. The recommended improvements would push it to B (score 88). Other recorded features include a conservatory. The home occupies a cul-de-sac position.
At 147 m² the property is well over the postcode median (108 m² across 20 EPCs), placing it in the larger end of the local stock. Across 2010–2021, sale prices on this property compounded at 3% per year. Today's modelled estimate of £683,000 is 27.1% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£340/sq ft) was about 18.1% below the postcode norm. One planning record on file: an extension refused in 2009. Sold June 2021 for £537,450. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 2 Charity Cottages
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
- Bedrooms4
- Bathrooms3
- EnsuiteYes
- ConservatoryYes
Outside
- Cul-de-sacYes
Building
- RefurbishedYes
Energy performance
EPC Rating
Planning history
- Jul 2009ConservatoryFullIn report
Erection of 3 x 3 bed terraced houses with associated car parking and landscaping and alteration to access following demolition of existing dwelling ( alternative scheme to planning reference 07/05178/FUL to allow the addition of 1 x conservatory to each of the 3 dwellings ( 1-3 Charity Cottages) ) and other alterations (part retrospective)
RetrospectiveExtension- Documents
- 8 docs on file
- Reference
- 09/05942/FUL
We flagged 1 thing worth checking at 2 Charity Cottages
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
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Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£683,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.0% per year over 11 years.
£537,450
Growth on file: 3.0% per year over 11 years.
Sales timeline
17 June 2021Most recent
£537,450
+37.8%over 10 years9 September 2010
£390,000
Median price across the last 5 sales in HP14 4QY: £692,500 (2025–2022).
Nearby sales in HP14 4QY
4 Prospect Cottages, Downley Road, Naphill, High Wycombe, HP14 4QY
Sold Jan 2025
£430,0003 Charity Cottages, Downley Road, Naphill, High Wycombe, HP14 4QY
Sold Jan 2025
£692,500High Firs, Downley Road, Naphill, High Wycombe, HP14 4QY
Sold Nov 2024
£550,000Aisling, Downley Road, Naphill, High Wycombe, HP14 4QY
Sold Jul 2024
£848,500Jesselton, Downley Road, Naphill, High Wycombe, HP14 4QY
Sold Nov 2022
£1,250,000
Everything we know about 2 Charity Cottages, 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 Downley Road homes
On epc rating, 2 Charity Cottages stands well clear of the street.
Price per m²
£3,656
Street avg £4,867
Floor Area
147 m²
Street avg 116 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
3.1 t/year
Street avg 4.5 t/year
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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
Village Hall — bus stop.
Closest school
1.4 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
43.2dB
Night-time· 23:00 – 07:00
35.9dB