Model valuation£417,0008 Busby Close
Local market context
16 Highdowns, Hatch Warren, Basingstoke, RG22 4RH
5 sales on record1 planning record
Estimated value
£448,000
- Since the 2023 sale (£410,000)+9%
- Against RG22 4RH's recent median (£300,000)+49%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
74 m²
797 sq ft
Energy rating
D
Score 62
Council tax
Band E
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
£448,000
- Against its 2023 sale (£410,000)+9%
- Against RG22 4RH's recent median (£300,000)+49%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Highdowns is modelled from its 74 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG22 4RH. 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
74 m² from the EPC lodged in May 2014
Sales of this home
5 sales recorded, the latest in 2023
Recent sales in RG22 4RH
5 sales, median £300,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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 Highdowns has more than doubled in price since the earliest registered sale in 2001.
Sales timeline
30 July 2023Most recent
£410,000
+56.5%over 7 years5 November 2015
£262,000
+27.5%over 4 years27 April 2011
£205,500
+2.8%over 5 years27 October 2005
£200,000
+31.1%over 4 years25 October 2001
£152,500
Median price across the last 5 sales in RG22 4RH: £300,000 (2025–2023).
Nearby sales in RG22 4RH
9 Highdowns, Hatch Warren, Basingstoke, RG22 4RH
Sold Sept 2025
£480,00026 Highdowns, Hatch Warren, Basingstoke, RG22 4RH
Sold Aug 2025
£275,00024 Highdowns, Hatch Warren, Basingstoke, RG22 4RH
Sold Nov 2024
£300,00059 Highdowns, Hatch Warren, Basingstoke, RG22 4RH
Sold Jun 2023
£437,50023 Highdowns, Hatch Warren, Basingstoke, RG22 4RH
Sold Oct 2022
£304,000
What this page doesn't show
1 potential issue has already been flagged for 16 Highdowns, Hatch Warren, Basingstoke, RG22 4RH. 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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About 16 Highdowns
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Highdowns is a three-bedroom semi-detached house in Hatch Warren, Basingstoke, Basingstoke (RG22 4RH). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (May 2014) shows a D (score 62), on the cusp of jumping into the C band. Earlier certificates rated it C (January 2010); the latest reading is one band lower. Between certificates, wall efficiency dropped from Good to Poor and roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to B (score 88), a 2-band jump. The latest certificate is from May 2014, so improvements made since then won't be reflected.
Sold July 2023 for £410,000. Across the public record there are 5 sales, relatively high churn for a single property. One planning record on file: an extension approved in 2006. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Across 2001–2023, sale prices on this property compounded at 4.6% per year. On a £-per-square-foot basis, the last sale (£515/sq ft) was about 139.9% above the typical sold price in the postcode. At 74 m² it's 17.8% smaller than the typical home in the postcode (90 m² median across 49 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
- Bedrooms3
- Bathrooms1
Before you decide
Everything you need to know about 16 Highdowns
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 May 2024
Current Certificate(1 of 3)
May 2014
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 29 May 2024
Planning history
Applications and permits filed against 16 Highdowns, Hatch Warren, Basingstoke, RG22 4RH, sourced from the PlanIt planning register.
16 Highdowns has an approved rear extension on the planning record.
1 application on record at 16 Highdowns, Hatch Warren, Basingstoke, RG22 4RH
1decisions1extensions4documents3nearby
- May 2006ConservatoryFullOutcome in report
Extension: Rear of property
Erection of a rear conservatory
Extension- Documents
- 4 docs on file
- Reference
- BDB/63360
Unlock 16 Highdowns, Hatch Warren, Basingstoke, RG22 4RH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 3 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Highdowns homes
Four headline reads against 49 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 16 Highdowns stands well clear of the street.
Price per m²
£5,541
Street avg £3,265
Floor Area
74 m²
Street avg 91 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.3 t/year
Street avg 4.0 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Basingstoke district page.
Crime
235/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Highdowns — bus stop.
Closest school
0.5 km
St Mark's Church of England Primary School. 16 schools nearby.
Nearest schools
- St Mark's Church of England Primary SchoolPrimary547m
- Hatch Warren Junior SchoolPrimary678m
- Hatch Warren Infant SchoolPrimary689m
- Manor Field Junior SchoolPrimary1.1km
Nearest stops
- HighdownsBus stop92m
- The CroftsBus stop92m
- Danebury RoadBus stop153m
- Belmont HeightsBus stop242m
Most reported crime locally
- Violence & Sexual Offences1,500 reports46%
- Anti-social Behaviour424 reports13%
- Public Order260 reports8%
- Criminal Damage & Arson251 reports8%
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 RG22 4RH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.8dB
Night-time· 23:00 – 07:00
45.4dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Late 20th centurySemi-Detached HouseEPC D
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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 Highdowns is modelled from its 74 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG22 4RH. 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 16 Highdowns. 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 Highdowns was lodged in May 2014 at band D and expired in May 2024, so a new one is needed to sell or let. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 16 Highdowns. 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 14 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from RG22 4RH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Highdowns 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 16 Highdowns, Hatch Warren, Basingstoke, RG22 4RH. Each answer is also embedded as structured data for search engines.
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- Every home in RG22 4RHSold prices, values and energy ratings for the postcode
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