Model valuation£417,0008 Busby Close
Local market context
16 Grass Hays, Aylesbury, HP21 7AJ
Extendable3 sales on record2 planning records
Estimated value
£335,000
- Since the 2020 sale (£280,000)+20%
- Against HP21 7AJ's recent median (£400,000)-16%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
69 m²
743 sq ft
Energy rating
C
Score 70
Council tax
Band C
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
£335,000
- Against its 2020 sale (£280,000)+20%
- Against HP21 7AJ's recent median (£400,000)-16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Grass Hays is modelled from its 69 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP21 7AJ. 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
69 m² from the EPC lodged in February 2017
Sales of this home
3 sales recorded, the latest in 2020
Recent sales in HP21 7AJ
5 sales, median £400,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 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.
16 Grass Hays has more than doubled in price since the earliest registered sale in 2001.
Sales timeline
24 September 2020Most recent
£280,000
+73.9%over 17 years4 September 2003
£161,000
+53.3%over 2 years10 May 2001
£105,000
Median price across the last 5 sales in HP21 7AJ: £400,000 (2025–2020).
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 16 Grass Hays
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Grass Hays is a two-bedroom semi-detached house in Aylesbury (HP21 7AJ). It has a recorded floor area of 69 m² (around 743 sq ft), construction records dating it to 1967-1975 and council tax band C. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility. The latest certificate (February 2017) shows a C (score 70). The recommended improvements would push it to B (score 86).
At 69 m² it sits well below the postcode median (106 m² across 6 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2001–2020, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £335,000 is 19.6% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£377/sq ft) was about 41.9% above the typical sold price in the postcode. Sold September 2020 for £280,000.
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
- EnsuiteYes
Outside
- Private gardenRear
- GarageDetached
Building
- Previously extendedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 16 Grass Hays
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.
Current Certificate
Feb 2017EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.5 t/year
Occupancy
Rented
Certificate validity
Valid until 10 February 2027
Planning history
Applications and permits filed against 16 Grass Hays, Aylesbury, HP21 7AJ, sourced from the PlanIt planning register.
16 Grass Hays has been extended on multiple sides of the property across separate planning applications.
2 applications on record at 16 Grass Hays, Aylesbury, HP21 7AJ
2decisions2extensions18documents3nearby
- Feb 2005ExtensionFullOutcome in report
Extension: Two storey · Side of property
Two storey side extension
- Documents
- 10 docs on file
- Reference
- 04/03468/APP
- More recent applications — locked
- ExtensionNov 2007Decision
Unlock 16 Grass Hays, Aylesbury, HP21 7AJ'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, plus 3 notable nearby
- The 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Grass Hays homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 16 Grass Hays stands well clear of the street.
Price per m²
£4,058
Street avg £3,425
Floor Area
69 m²
Street avg 109 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
2.5 t/year
Street avg 4.3 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.
Crime
175/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Welbeck Avenue — bus stop.
Closest school
0.5 km
Bedgrove Junior School. 22 schools nearby.
Nearest schools
- Bedgrove Junior SchoolPrimary465m
- Bedgrove Infant SchoolPrimary623m
- Broughton Junior SchoolPrimary682m
- Broughton Community Schools (Infants)Primary791m
Nearest stops
- Welbeck AvenueBus stop134m
- Welbeck AvenueBus stop195m
- Queens MeadBus stop202m
- Bedgrove LightsBus stop220m
Most reported crime locally
- Violence & Sexual Offences1,227 reports47%
- Anti-social Behaviour278 reports11%
- Other Theft203 reports8%
- Public Order191 reports7%
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 HP21 7AJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.0dB
Night-time· 23:00 – 07:00
41.0dB
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
Late 20th centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£325k
1 Canal Side Terrace
HP21 7SB
2 bed1 bath
£285k
1 Beaconsfield Road
HP21 7SA
2 bed1 bath
£260k
1 Brookside Terrace
HP21 7SF
2 bed
£215k
1 Coronation Villas
HP21 7RN
2 bed1 bath
£339k
1 Clinton Crescent
HP21 7JN
3 bed1 bath
£186k
1 Croft Court, Croft Road
HP21 7RE
2 bed
£353k
1 Chadwell Path
HP21 7EL
3 bed1 bath
£382k
1 Braden Close
HP21 7JU
3 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 16 Grass Hays is modelled from its 69 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP21 7AJ. 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 16 Grass Hays. 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 16 Grass Hays was lodged in February 2017 at band C and is valid until February 2027. 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 16 Grass Hays. 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 15 months, which places each incident at an approximate point. The 22 schools and 30 stops listed are measured in a straight line from HP21 7AJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Grass Hays 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 16 Grass Hays, Aylesbury, HP21 7AJ. Each answer is also embedded as structured data for search engines.
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- Every home in HP21 7AJSold prices, values and energy ratings for the postcode
- HP 21 property marketPrices, postcodes, schools and transport across the district
- 16 Grass Hays, Aylesbury valuationHow the estimate is built and what moves it
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