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Willow House, Mill Lane, Hulcote, Milton Keynes, MK17 8BP

3 planning records

Estimated value

£985,000

  • Since the 2019 sale (£75,000)+1213%
  • Against MK17 8BP's recent median (£890,000)+11%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
5
From EPC
Floor area
240 m²
2583 sq ft
Energy rating
D
Score 63
Council tax
Band G
Tenure
Owner Occupied
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Valuation

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

£985,000

  • Against its 2019 sale (£75,000)+1213%
  • Against MK17 8BP's recent median (£890,000)+11%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Willow House is modelled from its 240 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK17 8BP. 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

    240 m² from the EPC lodged in August 2025

  • Sales of this home

    1 sale recorded, the latest in 2019

  • Recent sales in MK17 8BP

    5 sales, median £890,000 (2022–2009)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2022Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Willow House's modelled value sits at over four times its earliest registered sale price (2019).

Sales timeline

  1. 18 November 2019Most recent

    £75,000

Median price across the last 5 sales in MK17 8BP: £890,000 (2022–2009).

Risks

What this page doesn't show

1 potential issue has already been flagged for Willow House, Mill Lane, Hulcote, Milton Keynes, MK17 8BP. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn 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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Overview

About Willow House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Willow House is a detached house in Hulcote, Milton Keynes, Milton Keynes (MK17 8BP). It has a recorded floor area of 240 m² (around 2583 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (August 2025) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in March 2009 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Average to Good and hot-water efficiency went from Poor to Average. The recommended improvements would push it to C (score 69). Main heating runs on oil.

On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £985,000 sits 1213.3% above the 2019 sale of £75,000. On a £-per-square-foot basis, the last sale (£29/sq ft) was about 91.2% below the postcode norm. 3 planning records sit against the property, 3 approved, 0 refused. Most recent transfer: November 2019 at £75,000.

Before you decide

Everything you need to know about Willow House

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Willow House ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 2)
Aug 2025

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
8.4 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 6 August 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2025from Mar 2009
EPC improved fromF33toD63
Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Wall Insulation
Uninsulated SolidInsulated Cavity

Cavity wall insulation installed

Roof
AverageGood

Roof insulation improved

Low Energy Lighting
40%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Willow House, Mill Lane, Hulcote, Milton Keynes, MK17 8BP, sourced from the PlanIt planning register.

3 applications on record at Willow House, Mill Lane, Hulcote, Milton Keynes, MK17 8BP

3decisions17documents6nearby
Flagged:Retrospective
  1. May 2017
    Amendment
    Outcome in report

    Lawful Development Certificate Existing: Continued use as garden land

    Retrospective
    Reference
    CB/17/01077/LDCE
    Full record in report
  2. More recent applications — locked
  3. AmendmentDecision
  4. OutbuildingDecision

Unlock Willow House, Mill Lane, Hulcote, Milton Keynes, MK17 8BP'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, plus 6 notable nearby
  • The 17 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Mill Lane homes

Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for Willow House lags the street by a wide margin.

Price per m²

£313

Street avg £3,985

Strongly below

Floor Area

240 m²

Street avg 206 m²

On par

Habitable Rooms

5 rooms

Street avg 7 rooms

On par

CO₂ Emissions

8.4 t/year

Street avg 10.6 t/year

Above
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Milton Keynes district page.
Full Milton Keynes report

Crime

126/mo

Steady year-on-year across the wider district.

Nearest stop

1.2 km

The Swan — bus stop.

Closest school

1.6 km

St Mary's Wavendon CofE Primary. 7 schools nearby.

Nearest schools

  • St Mary's Wavendon CofE PrimaryPrimary1.6km
  • Aspley Guise Village SchoolPrimary2.4km
  • Swallowfield PrimaryPrimary2.4km
  • Fulbrook SchoolSecondary2.6km

Nearest stops

  • The SwanBus stop1.2km
  • Wavendon RoadBus stop1.2km
  • Lower End RoadBus stop1.4km
  • Aspley Guise Rail StationRailway station1.5km

Most reported crime locally

  • Violence & Sexual Offences585 reports39%
  • Anti-social Behaviour209 reports14%
  • Vehicle Crime121 reports8%
  • Other Theft116 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around MK17 8BP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for MK17 8BP

Daytime· 07:00 – 23:00

59.7dB

Moderate
Night-time road noise heatmap for MK17 8BP

Night-time· 23:00 – 07:00

54.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)No mains gas

Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,495 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£942k

1 Brittens Lane, Salford

MK17 8BE

4 bed
£1.1m

1 Bedford Road, Aspley Guise

MK17 8DQ

£1.1m

1 Broughton Road, Salford

MK17 8BH

£784k

1 Bishops Walk, Church Road, Woburn Sands

MK17 8TA

6 bed
£662k

1 Ambridge Lane, Glebe Farm

MK17 8FQ

4 bed3 bath
£573k

1 Charleswood Mews, Church Road, Woburn Sands

MK17 8TA

2 bed
£557k

1 Balderstone Road, Glebe Farm

MK17 8FX

£557k

1 Chantry Close, Woburn Sands

MK17 8UB

4 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Willow House is modelled from its 240 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in MK17 8BP. 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 Willow House. 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 Willow House was lodged in August 2025 at band D and is valid until August 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Willow House. 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 7 schools and 30 stops listed are measured in a straight line from MK17 8BP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Willow House is in council tax band G. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Willow House, Mill Lane, Hulcote, Milton Keynes, MK17 8BP. Each answer is also embedded as structured data for search engines.

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