Model valuation£417,0008 Busby Close
Local market context
9 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
5 sales on record2 planning records
Estimated value
£442,000
- Since the 2011 sale (£327,000)+35%
- Against HP18 0AQ's recent median (£540,000)-18%
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
3
Floor area
71 m²
766 sq ft
Energy rating
D
Score 66
Council tax
Band D
Tenure
Owner Occupied
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
£442,000
- Against its 2011 sale (£327,000)+35%
- Against HP18 0AQ's recent median (£540,000)-18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Hillside Cottages is modelled from its 71 m² EPC floor area, its 5 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
71 m² from the EPC lodged in October 2009
Sales of this home
5 sales recorded, the latest in 2011
Recent sales in HP18 0AQ
5 sales, median £540,000 (2025–2014)
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 2 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.
9 Hillside Cottages has more than tripled in price since its earliest registered sale in 1996.
Sales timeline
18 March 2011Most recent
£327,000
-1.7%over 10 months20 May 2010
£332,500
+33.0%over 4 years29 June 2005
£250,000
+120.3%over 5 years26 August 1999
£113,500
+31.5%over 3 years22 March 1996
£86,300
Median price across the last 5 sales in HP18 0AQ: £540,000 (2025–2014).
Nearby sales in HP18 0AQ
1 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
Sold Mar 2025
£650,00012 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
Sold Sept 2021
£540,000Bracken 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
£603,000
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
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About 9 Hillside Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Hillside Cottages is a three-bedroom semi-detached house in Cuddington, Aylesbury, Aylesbury (HP18 0AQ). It has a recorded floor area of 71 m² (around 766 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (October 2009) shows a D (score 66), on the cusp of jumping into the C band. The latest certificate is from October 2009, so improvements made since then won't be reflected.
Held since March 2011 — that's 15 years off the open market, well above the local norm. Across the public record there are 5 sales, relatively high churn for a single property. At 71 m² it sits well below the postcode median (128 m² across 10 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2011, sale prices on this property compounded at 9.3% per year. Today's modelled estimate of £442,000 is 35.2% above the 2011 sale price. On a £-per-square-foot basis, the last sale (£427/sq ft) was about 53.2% above the typical sold price in the postcode.
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
- Bedrooms3
Before you decide
Everything you need to know about 9 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.
9 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 11 Oct 2019
Current Certificate
Oct 2009EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 October 2019
Planning history
Applications and permits filed against 9 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ, sourced from the PlanIt planning register.
2 applications on record at 9 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ
2decisions2extensions32documents
- Aug 2021ExtensionFullOutcome in report
Extension: Side and rear of property
Two storey rear/side and single storey front extensions. Widening of dropped kerb and paving drive way. Rendering of existing walls
- Documents
- 16 docs on file
- Reference
- 21/02538/APP
- More recent applications — locked
- ExtensionDec 2021Decision
Unlock 9 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 (2 on record)
- All 2 applications on this property in full
- The 32 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.
Price per m² for 9 Hillside Cottages runs comfortably ahead of the street norm.
Price per m²
£4,593
Street avg £3,420
Floor Area
71 m²
Street avg 118 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.4 t/year
Street avg 3.5 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 HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · 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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3 bed2 bath
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£676k
1 Bernards Close, Chearsley
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3 bed2 bath
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1 Baker Street, Waddesdon
HP18 0LG
2 bed
£312k
1 Alma Street
HP18 0FU
2 bed2 bath
£299k
1 Aylesbury Road, Cuddington
HP18 0BD
2 bed1 bath
£657k
1 Beeley Street
HP18 0GZ
5 bed3 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 9 Hillside Cottages is modelled from its 71 m² EPC floor area, its 5 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. 5 sales are recorded for 9 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 9 Hillside Cottages was lodged in October 2009 at band D and expired in October 2019, 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. 2 applications are matched to 9 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
- 9 Hillside Cottages 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 9 Hillside Cottages, Dadbrook, Cuddington, Aylesbury, HP18 0AQ. Each answer is also embedded as structured data for search engines.
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- 9 Hillside Cottages, Dadbrook, Cuddington, Aylesbury valuationHow the estimate is built and what moves it
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