# 4 bedroom detached house for sale (HP13 5HY) ## Property Details | Key | Value | |-----|-------| | Address | 8 WESTOVER ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE HP13 5HY | | Price | £695,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | D | | Construction age | England and Wales: 1930-1949 | | Floor area | 155 m² | | Last sold | £670,000 Sep 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 12/08/2034 - **Current heating cost:** £1,219/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - B (£500 - £1,500) - W1 (£800 - £1,200) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0983-1208-6804-5757-0804) ## Description **** SOLD STC ***** Hurst are delighted to offer to the market this heavily extended, four bedroom, family home that has been massively improved upon by its present owners and is offered in exceptional condition throughout. The extension, which was tasteful and well thought through in its design, means the property now boasts, four double bedrooms and three bathrooms to the first floor, multiple reception rooms, and not to mention the inclusion in recent years of and outbuilding that is currently used as a home office and gym area. Located in a quiet and sought-after road in the picturesque village of Downley, situated to the West of High Wycombe, providing stunning views across to West Wycombe and beyond, the location gives a real sense of being in the Countryside, whilst retaining all the conveniences that the town has to offer, there are also an abundance of walks on your doorstep, as well as superb schools and other local amenities, all of which are within walking distance. The accommodation includes; entrance hallway, guest cloakroom, sitting room, modern fitted kitchen/breakfast room with central island, dining room, family room, principal bedroom with en-suite shower room, three further double bedrooms a four piece family bathroom and an additional shower room. The property also benefits from UPVC double glazing, gas central heating, driveway parking for at least three vehicles, fantastic views across the valley, an enclosed rear garden with huge patio area that is perfect for entertaining, a large workshop and the outbuilding which has power and light. An early and internal viewing is highly recommend. ## Property Photos - ![1.jpg](/listings/photos/164127374/277725) - 1.jpg - ![KITCHEN](/listings/photos/164127374/277726) - KITCHEN - ![9.jpg](/listings/photos/164127374/277727) - 9.jpg - ![3.jpg](/listings/photos/164127374/277728) - 3.jpg - ![7.jpg](/listings/photos/164127374/277729) - 7.jpg - ![11.jpg](/listings/photos/164127374/277730) - 11.jpg - ![12.jpg](/listings/photos/164127374/277731) - 12.jpg - ![13.jpg](/listings/photos/164127374/277732) - 13.jpg - ![14.jpg](/listings/photos/164127374/277733) - 14.jpg - ![15.jpg](/listings/photos/164127374/277734) - 15.jpg - ![6.jpg](/listings/photos/164127374/277735) - 6.jpg - ![16.jpg](/listings/photos/164127374/277736) - 16.jpg - ![8.jpg](/listings/photos/164127374/277737) - 8.jpg - ![17.jpg](/listings/photos/164127374/277738) - 17.jpg - ![18.jpg](/listings/photos/164127374/277739) - 18.jpg - ![4.jpg](/listings/photos/164127374/277740) - 4.jpg - ![10.jpg](/listings/photos/164127374/277741) - 10.jpg - ![5.jpg](/listings/photos/164127374/277742) - 5.jpg - ![19.jpg](/listings/photos/164127374/277743) - 19.jpg ## Floorplans - ![FP.jpg](/listings/photos/164127374/277744) - FP.jpg ## EPC Graphs - ![EE Rating](/listings/photos/164127374/277745) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8 WESTOVER ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5HY | £670,000 | 12/09/2025 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 26 LYNDHURST CLOSE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5JD | £430,000 | 19/01/2026 | Detached | | 45 TALBOT AVENUE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5JA | £540,000 | 05/12/2025 | Detached | | 296 WEST WYCOMBE ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP12 4AB | £440,000 | 21/12/2023 | Detached | | 27 WESTOVER ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5HY | £700,000 | 23/10/2023 | Detached | | 65 WESTOVER ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5HX | £585,000 | 26/07/2023 | Detached | | 232B WEST WYCOMBE ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP12 3AR | £712,500 | 25/11/2022 | Detached | | 25 THE PASTURES, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5LZ | £435,000 | 25/10/2022 | Detached | | 31 THE PASTURES, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5LY | £537,500 | 14/10/2022 | Detached | | 6 THE PASTURES, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5LZ | £570,000 | 28/09/2022 | Detached | | 1 PLOMER HILL, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5JQ | £850,000 | 26/08/2022 | Detached | | 3 PHEASANT DRIVE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5JH | £423,000 | 18/08/2022 | Detached | | 311 WEST WYCOMBE ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP12 4AA | £610,000 | 17/08/2022 | Detached | | 62 WESTOVER ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5HX | £325,000 | 29/07/2022 | Detached | | 81 WESTOVER ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5HX | £550,000 | 31/03/2022 | Detached | | 21 TALBOT AVENUE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5HZ | £531,500 | 04/03/2022 | Detached | | 296 WEST WYCOMBE ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP12 4AB | £450,000 | 24/11/2021 | Detached | | TREEBANKS WESTOVER ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5JB | £530,000 | 12/11/2021 | Detached | | 232A WEST WYCOMBE ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP12 3AR | £520,000 | 08/10/2021 | Detached | | 39 WESTOVER ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5HY | £650,000 | 29/09/2021 | Detached | | 295 WEST WYCOMBE ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP12 4AA | £561,000 | 29/09/2021 | Detached | **Area average:** £547,525 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £578,650 (30 Detached, HP13, 2024–2026) - **Deviation:** +20.1% ## Rental Range *ONS Price Index of Private Rents (Buckinghamshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,326/mo - **Realistic:** £1,473/mo - **Optimistic:** £1,620/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Chilterns (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,995/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed Semi-Detached House, Cotswold Way, HP13 | £2,250/mo | 4 | 0.46 miles | OpenRent | | 4 Bed Semi-Detached House, Whitelands Road, HP12 | £1,900/mo | 4 | 0.79 miles | OpenRent | **Average rent: £2,075/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.3% (weak for cashflow) - **Max investor price (0.8%):** £259,375 - **Target investor price (1%):** £207,500 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £2,075/mo).* - **Gross yield:** 3.6% - **Cost-to-rent:** 27.9× - **Monthly cashflow:** £-894/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -5.3% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £4,484/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -0.6% - **10y growth:** 6.2% ## House Price Index (HM Land Registry) *Official index for Buckinghamshire; Detached series; as of March 2026.* - **1y growth (index):** -1.2% - **5y growth (index):** 14.6% - **10y growth (index):** 24.5% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)