12 Baines House, Abbey Barn Road, High Wycombe, HP11 1RJ
UPRN:100081088484Purpose Built Flat0 bedsBuilt 1976-1982
LeaseholdCouncil Tax: Band AEPC: C (77)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-23T08:38:43.027431+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:12:41.431496+00:00)Ownership· 1mo agoOwnership: ageing, refreshed 1mo ago (2026-10-10T16:39:26.950866+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
77
/ 100
Strong
Verdict
9 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
20 of 21 sourcesSale Estimate
£158,000
£150k - £165kHigh
Estimate
£158k
Range
£150k – £165k
Rent Estimate (pcm)
£750
£700 - £800
Monthly
£750
Yield
5.70%
Verdict
Derived from HomePortfolio scores
12 Baines House earns an INVESTIGATE rating with HP Score 77/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (66/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.
Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
77
HP Score
77/ 100
Strong
73
Investment Score
73/ 100
High
23
Crime Score
23/ 100
Moderate
66
Walkability
66/ 100
Moderate
Transit & Bike
Transit 26Bike 37
Walk Score, out of 100
Valuation & Market
Sale Estimate£158,000
Rent Estimate (pcm)£750
Gross Yield5.70%
1y Growth-
3y Growth+5.3%
5y Growth+0.0%
10y Growth+0.8%
Last Sold Price£150,000 (2022-01-24)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0HP11 1RJ
Approval Rate
-12mo
Development
low
- PendingPL/26/08326/FAHouseholder application for construction of single storey front, double storey side and part single/double rear extension.
- PendingPL/26/08354/CONDAApplication for approval of details subject to conditions 18 (substation details) and 18 (pumping station details) of planning approval PL/25/2353/FA
- PendingPL/26/08207/CONDAApproval of condition 58 (piling method statement) of planning permission PL/25/2353/FA (Hybrid application consisting of a phased delivery of: full planning application for construction of 79 dwellings (Class C3) including associated vehicular access, areas of open space, ecological enhancements, hard and soft landscaping, and associated infrastructure. Outline application for 4 custom-build units within Parcel 1 and up to 461 dwellings (Class C3), a 1FE primary school and early years provision, up to 1.4 hectares of employment land to provide flexible floorspace of Class E(g), B2 and B8 uses and up to 201sq.m. of community floorspace (Class F2) within Parcels 2-8 together with ecological enhancements, green open spaces, hard and soft landscaping and associated highways and drainage infrastructure (with matters reserved as shown in the Application Boundary Plan 21020 S202))
Ownership
- Corporate Ownership48.1%
- Overseas OwnershipNo
- Lease Term Remaining102 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2022-01-24
- SourceLand Registry
Connectivity
Broadband (Standard)
10 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£35,937
Population Density-
Owner Occupied48%
Age Distribution
0-15 18%16-64 66%65+ 16%
Schools Nearby
- Beechview Academy0.4 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- Inspected by ISICrown House School0.8 mi
- The Highcrest Academy0.8 mi
Inspected as Highcrest Community School (URN 133514) on 3 Nov 2010
- Loudwater Combined School0.8 miGoodConcerns
2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Baines House Abbey Barn Road-£150k-
- Baines House Abbey Barn Road-£138k-
- Baines House Abbey Barn Road-£121k-
- Baines House Abbey Barn Road-£94k-