Model valuation£417,0008 Busby Close
Local market context
12 High Street, Waddesdon, Aylesbury, HP18 0JA
Estimated value
£255,000
- Since the 2003 sale (£132,000)+93%
- Against HP18 0JA's recent median (£260,000)-2%
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
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
52 m²
560 sq ft
Energy rating
E
Score 39
Council tax
Band C
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
£255,000
- Against its 2003 sale (£132,000)+93%
- Against HP18 0JA's recent median (£260,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 High Street is modelled from its 52 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP18 0JA. 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
52 m² from the EPC lodged in November 2018
Sales of this home
1 sale recorded, the latest in 2003
Recent sales in HP18 0JA
5 sales, median £260,000 (2025–2021)
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 | None on this home | 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 High Street valuation sits well clear of the typical sold price in this postcode.
Sales timeline
19 December 2003Most recent
£132,000
Median price across the last 5 sales in HP18 0JA: £260,000 (2025–2021).
Nearby sales in HP18 0JA
16 High Street, Waddesdon, Aylesbury, HP18 0JA
Sold Mar 2025
£365,00022 High Street, Waddesdon, Aylesbury, HP18 0JA
Sold Aug 2024
£410,00042 High Street, Waddesdon, Aylesbury, HP18 0JA
Sold Mar 2023
£260,00052a, High Street, Waddesdon, Aylesbury, HP18 0JA
Sold Jan 2023
£235,000Flat 1, 30 High Street, Waddesdon, Aylesbury, HP18 0JA
Sold Oct 2021
£170,000
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 12 High Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 High Street is a two-bedroom mid-terrace house in Waddesdon, Aylesbury, Aylesbury (HP18 0JA). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (November 2018) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in August 2009 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Poor; while hot-water efficiency dropped from Average to Poor and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 83), a 3-band jump. Main heating runs on electricity. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.
It hasn't traded since December 2003, a hold of 23 years that's notably long for the area. Today's modelled estimate of £255,000 sits 93.2% above the 2003 sale of £132,000. At 52 m² it sits well below the postcode median (88 m² across 25 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs).
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
- StudyYes
Outside
- Private gardenYes
- ParkingYes
- Cul-de-sacYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 12 High Street
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Nov 2018
EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Poor
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 November 2028
Property Improvements
Changes detected from historical EPC data
Oct 2018from Aug 2009
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualProg + Stat
Heating controls upgraded for better temperature management
Hot Water
AveragePoor
Hot water efficiency decreased
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Nov 2018from Oct 2018
EPC improved fromF24toE39
Planning history
Applications and permits filed against 12 High Street, Waddesdon, Aylesbury, HP18 0JA, sourced from the PlanIt planning register.
12 High Street has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other High Street homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 12 High Street lags the street by a wide margin.
Price per m²
£2,538
Street avg £3,097
Floor Area
52 m²
Street avg 93 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
4.8 t/year
Street avg 4.5 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
0.1 km
Baker Street — bus stop.
Closest school
0.3 km
Waddesdon Village Primary School. 2 schools nearby.
Nearest schools
- Waddesdon Village Primary SchoolPrimary319m
- Waddesdon Church of England SchoolSecondary412m
Nearest stops
- Baker StreetBus stop90m
- Wood StreetBus stop96m
- The Lion PHBus stop174m
- Frederick StreetBus stop250m
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 0JA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.5dB
Night-time· 23:00 – 07:00
39.4dB
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
Victorian-eraMid-Terrace HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£299k
1 Aylesbury Road, Cuddington
HP18 0BD
2 bed1 bath
£312k
1 Alma Street
HP18 0FU
2 bed2 bath
£535k
1 Baker Street, Waddesdon
HP18 0LG
2 bed
£408k
1 Averdal Drive
HP18 0UQ
3 bed2 bath
£447k
1 Brandy Street
HP18 0YN
3 bed2 bath
£457k
1 Bakery Close, Grendon Underwood
HP18 0SS
3 bed1 bath
£676k
1 Bernards Close, Chearsley
HP18 0BX
3 bed2 bath
£254k
1 Anstey Close, Waddesdon
HP18 0NB
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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 High Street is modelled from its 52 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP18 0JA. 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. 1 sale is recorded for 12 High Street. 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 High Street was lodged in November 2018 at band E and is valid until November 2028. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 12 High Street. 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 2 schools and 23 stops listed are measured in a straight line from HP18 0JA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 High Street is in council tax band C. 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 High Street, Waddesdon, Aylesbury, HP18 0JA. Each answer is also embedded as structured data for search engines.
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- Every home in HP18 0JASold prices, values and energy ratings for the postcode
- HP 18 property marketPrices, postcodes, schools and transport across the district
- 12 High Street, Waddesdon, Aylesbury valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales