Model valuation£417,0008 Busby Close
Local market context
12 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
Notable views3 sales on record3 planning records
Estimated value
£553,000
- Since the 2021 sale (£540,000)+2%
- Against HP18 0AQ's recent median (£499,950)+11%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
144 m²
1547 sq ft
Energy rating
C
Score 73
Council tax
Band E
Tenure
Private Rental
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
£553,000
- Against its 2021 sale (£540,000)+2%
- Against HP18 0AQ's recent median (£499,950)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Hillside Cottages is modelled from its 144 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP18 0AQ. 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
144 m² from the EPC lodged in January 2012
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in HP18 0AQ
5 sales, median £499,950 (2025–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
12 Hillside Cottages has more than doubled in price since the earliest registered sale in 2008.
Sales timeline
29 September 2021Most recent
£540,000
+63.6%over 8 years13 November 2012
£330,000
+65.0%over 3 years24 November 2008
£200,000
Median price across the last 5 sales in HP18 0AQ: £499,950 (2025–2013).
Nearby sales in HP18 0AQ
1 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
Sold Mar 2025
£650,000Bracken House, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
Sold Jan 2020
£495,000Fern House, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
Sold Jun 2015
£499,950Rye House, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
Sold Jul 2014
£603,00014 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
Sold Nov 2013
£202,500
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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
About 12 Hillside Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Hillside Cottages is a four-bedroom semi-detached house in Cuddington, Aylesbury, Aylesbury (HP18 0AQ). It has a recorded floor area of 144 m² (around 1547 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (January 2012) shows a C (score 73). The latest certificate is from January 2012, so improvements made since then won't be reflected. Other recorded features include notable views and outbuildings. Records show the property has been extended at some point in its history.
3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 144 m² it's 19.8% larger than the typical home in the postcode (120 m² median across 10 EPCs). Across 2008–2021, sale prices on this property compounded at 8% per year. On a £-per-square-foot basis, the last sale (£349/sq ft) was about 15.7% above the typical sold price in the postcode. Last sale on file: £540,000 in September 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms4
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- EnsuiteYes
- StudyYes
- FireplaceYes
Outside
- Private gardenSouth-west-facing
- DrivewayYes
- OutbuildingsYes
- Notable viewsYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 12 Hillside Cottages
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
12 Hillside Cottages's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Jan 2022
Current Certificate
Jan 2012EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.3 t/year
Occupancy
Rented
Certificate validity
Expired on 28 January 2022
Planning history
Applications and permits filed against 12 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ, sourced from the PlanIt planning register.
Council records include a part-single-part-two-storey side and rear extension at 12 Hillside Cottages.
3 applications on record at 12 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
3decisions1extensions26documents
- Jul 2005ExtensionFullOutcome in report
Extension: Part single, part two storey · Side and rear of property
Two storey side and rear extension and single storey front and rear extension
- Documents
- 10 docs on file
- Reference
- 05/01408/APP
- More recent applications — locked
- OutbuildingSept 2014Decision
- FullMay 2013Decision
Unlock 12 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full
- The 26 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Dadbrook homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 12 Hillside Cottages stands well clear of the street.
Price per m²
£3,757
Street avg £3,539
Floor Area
144 m²
Street avg 110 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
3.3 t/year
Street avg 3.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Aylesbury district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
77/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Dadbrook — bus stop.
Closest school
0.2 km
Cuddington and Dinton CofE School. 4 schools nearby.
Nearest schools
- Cuddington and Dinton CofE SchoolPrimary227m
- Haddenham Community Infant SchoolPrimary2.1km
- Haddenham Community Junior SchoolPrimary2.1km
- Haddenham St Mary's Church of England SchoolPrimary2.9km
Nearest stops
- DadbrookBus stop33m
- The GreenBus stop166m
- Aylesbury RoadBus stop228m
- King's CrossBus stop925m
Most reported crime locally
- Violence & Sexual Offences444 reports48%
- Other Theft106 reports12%
- Criminal Damage & Arson88 reports10%
- Anti-social Behaviour83 reports9%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around HP18 0AQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.2dB
Night-time· 23:00 – 07:00
36.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Early 20th centurySemi-Detached BungalowEPC CExtended multiple times (2+ extensions)Permanent outbuildings
Because the property has been extended more than once and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Baker Street, Waddesdon
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1 Alma Street
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£299k
1 Aylesbury Road, Cuddington
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2 bed1 bath
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 12 Hillside Cottages is modelled from its 144 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP18 0AQ. 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 12 Hillside Cottages. 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 12 Hillside Cottages was lodged in January 2012 at band C and expired in January 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 12 Hillside Cottages. 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 12 months, which places each incident at an approximate point. The 4 schools and 30 stops listed are measured in a straight line from HP18 0AQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Hillside Cottages 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 12 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ. Each answer is also embedded as structured data for search engines.
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