Sold STC Semi-detached

35 WATCHET LANE

HIGH WYCOMBE, HOLMER GREEN, BUCKINGHAMSHIRE HP15 6UF

3 beds 1 baths 775 sq ft Listed 26 Jun 2025 (-349d)

£550,000

Reduced on 7 Oct 2025

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# 3 bedroom semi-detached house for sale (HP15 6UF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 WATCHET LANE, HIGH WYCOMBE, HOLMER GREEN, BUCKINGHAMSHIRE HP15 6UF |
| Price | £550,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | E |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 72 m² |
| Last sold | £535,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £499/year
- **Est. upgrade cost to C:** £17,755

### Recommendations
- A (£100 - £350)
- W (£800 - £1,200)
- E (£30)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9808-5081-7232-1594-5924)

## Description

THE PROPERTY

The front door opens into the entrance hall with window to side aspect and stairs rising to first floor, the living room has bay window to front and to the rear is a fully equipped and contemporary kitchen diner that has integral dishwasher and an induction hob with overhead extractor fan. with a side door leading to an external lean-to that houses the boiler, washing machine and tumble dryer. The first floor landing has loft access and gives access to the three bedrooms and the modern bathroom. The master bedroom has fitted wardrobes with mirror sliding doors. Externally, there is driveway parking for several vehicles and a car port. The rear garden is landscaped and his views to the rear.

THE LOCATION

This traditional Chiltern village has a Common at its centre, with a host of local stores, shops and public houses. The schools are a major draw to the area with Holmer Green First, Junior and Senior Schools maintaining good standards of education. The Holmer Green Sports Association provides Squash and Racquetball facilities, as well as being a social hub, running numerous activities throughout the year. The village itself is located between the towns of High Wycombe and Amersham both of which offer train links into London. There are a good range of local amenities within walking distance including a pharmacy, hair and beauty salon, local Spar convenience store and greengrocer, as well as good bus routes to High Wycombe and Amersham offering a wider range of High Street retailers and supermarkets.

Additional Information:

Council Tax band E

Energy Performance Rating: EPC D (67)

## Property Photos

- ![Photo 1](/listings/photos/163832882/240167) - Photo 1
- ![Photo 7](/listings/photos/163832882/240168) - Photo 7
- ![Photo 8](/listings/photos/163832882/240169) - Photo 8
- ![Photo 6](/listings/photos/163832882/240170) - Photo 6
- ![Photo 13](/listings/photos/163832882/240171) - Photo 13
- ![Photo 12](/listings/photos/163832882/240172) - Photo 12
- ![Photo 11](/listings/photos/163832882/240173) - Photo 11
- ![Photo 10](/listings/photos/163832882/240174) - Photo 10
- ![Photo 17](/listings/photos/163832882/240175) - Photo 17
- ![Photo 16](/listings/photos/163832882/240176) - Photo 16
- ![Photo 15](/listings/photos/163832882/240177) - Photo 15
- ![Photo 3](/listings/photos/163832882/240178) - Photo 3

## Floorplans

- ![Floorplan 1](/listings/photos/163832882/240179) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/163832882/240180) - Energy Performance Certificate

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 WATCHET LANE, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UF | £535,000 | 20/02/2026 | 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 |
|---------|-------|------|------|
| [Same street] 53 WATCHET LANE, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UF | £34,000 | 24/07/2025 | Other |
| [Same street] 65 WATCHET LANE, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UF | £800,000 | 11/09/2023 | Detached |
| 3 HEATH CLOSE, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UB | £600,000 | 03/11/2022 | Semi-detached |
| 35 FOX ROAD, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6SF | £535,000 | 07/06/2022 | Semi-detached |
| 43 HARRIES WAY, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UE | £407,500 | 09/02/2022 | Semi-detached |
| 24 TODD CLOSE, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UX | £545,000 | 29/06/2021 | Semi-detached |
| 7 FOX ROAD, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6SE | £450,000 | 25/06/2021 | Semi-detached |
| 54 FOX ROAD, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6SF | £425,000 | 11/06/2021 | Semi-detached |

**Street average:** £417,000 (2 sales)
**Area average:** £493,750 (6 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £481,938 (20 Semi-detached, HP15, 2024–2026)
- **Deviation:** +14.1%

## 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 Milton Keynes (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,192/mo

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £184,125
- **Target investor price (1%):** £147,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £7,639/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -3.4%
- **10y growth:** 27.6%

## House Price Index (HM Land Registry)

*Official index for Buckinghamshire; Semi-detached series; as of March 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 16.2%
- **10y growth (index):** 29.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

72 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£535,000 Feb 2026

Price per m²

£7,639/m²

Local average

£481,938 (+14.1%)

Deprivation

Decile 10 (32,266 of 33,755)

Street crime

27 incidents within 1 mile (Apr 2026)

Key features

No Onward Chain
1930 Semi-Detached House
Kitchen / Diner
Modern Bathroom
Large Gardens
Views To Rear

Additional details

Parking: Yes
Garden: Yes

Description

This 1930s semi-detached house with a rear garden in the region of 200ft that offers countryside views to the rear, was extensively refurbished throughout after the current owners purchased the property in 2014. The property provides a living room, kitchen diner, and an external lean-to to the ground floor, with three bedrooms and bathroom to the first floor.

THE PROPERTY
The front door opens into the entrance hall with window to side aspect and stairs rising to first floor, the living room has bay window to front and to the rear is a fully equipped and contemporary kitchen diner that has integral dishwasher and an induction hob with overhead extractor fan. with a side door leading to an external lean-to that houses the boiler, washing machine and tumble dryer. The first floor landing has loft access and gives access to the three bedrooms and the modern bathroom. The master bedroom has fitted wardrobes with mirror sliding doors. Externally, there is driveway parking for several vehicles and a car port. The rear garden is landscaped and his views to the rear.

THE LOCATION
This traditional Chiltern village has a Common at its centre, with a host of local stores, shops and public houses. The schools are a major draw to the area with Holmer Green First, Junior and Senior Schools maintaining good standards of education. The Holmer Green Sports Association provides Squash and Racquetball facilities, as well as being a social hub, running numerous activities throughout the year. The village itself is located between the towns of High Wycombe and Amersham both of which offer train links into London. There are a good range of local amenities within walking distance including a pharmacy, hair and beauty salon, local Spar convenience store and greengrocer, as well as good bus routes to High Wycombe and Amersham offering a wider range of High Street retailers and supermarkets.

Additional Information:
Council Tax band E
Energy Performance Rating: EPC D (67)

Listed by

High Wycombe

Keegan White Limited

Reference: 163832882

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 10/02/2014

Current heating cost: £499/year

Potential heating cost: £438/year

Est. upgrade cost to C: £17,755

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£30)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Performance Certificate

Price history

Event	Date	Price	% change
Sold	20/02/2026 (3 months ago)	£535,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 53 WATCHET LANE, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UF	£34,000	24/07/2025	Other
Same street 65 WATCHET LANE, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UF	£800,000	11/09/2023	Detached
3 HEATH CLOSE, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UB	£600,000	03/11/2022	Semi-detached
35 FOX ROAD, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6SF	£535,000	07/06/2022	Semi-detached
43 HARRIES WAY, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UE	£407,500	09/02/2022	Semi-detached
24 TODD CLOSE, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6UX	£545,000	29/06/2021	Semi-detached
7 FOX ROAD, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6SE	£450,000	25/06/2021	Semi-detached
54 FOX ROAD, HOLMER GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6SF	£425,000	11/06/2021	Semi-detached

Street average: £417,000 (2 sales)

Area average: £493,750 (6 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -3.4%

10y growth 27.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Buckinghamshire. Series: Semi-detached. As of March 2026.

1y (index) -0.4%

5y (index) 16.2%

10y (index) 29.4%

Rental Range

Estimated market rent for Buckinghamshire. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,326/mo

Realistic £1,473/mo

Optimistic £1,620/mo

Based on Local Authority from postcode lookup → Buckinghamshire.

LHA (30th percentile) floor for Milton Keynes: £1,192/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HP15 6UF

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Unknown	0.2 miles
Bus stop	Western Dene	0.4 miles
Shop	Co-op Food	0.4 miles
Shop	Spar	0.4 miles
Hospital	The Chiltern Hospital	1.9 miles
Train station	Great Missenden	2.8 miles
University	Buckinghamshire New University	2.8 miles
Train station	High Wycombe	2.9 miles
University	Buckinghamshire New University (Wycombe Campus)	3.2 miles
Hospital	Wycombe General Hospital	3.3 miles

Street-level crime

Category	Count
Violence and sexual offences	16
Other crime	2
Other theft	2
Public order	2
Shoplifting	2
Burglary	1
Criminal damage and arson	1
Drugs	1
Total incidents	27

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Holmer Green First School and Pre-School	Primary	0.2 miles	Good — 10 May 2013
Holmer Green Senior School	Secondary	0.3 miles	Good — 24 Jun 2016
Cedar Park School & Nursery	Primary	0.6 miles	Good — 5 May 2015
Holmer Green Junior School	Primary	0.7 miles	Good — 20 Oct 2012
Widmer End Community Combined School	Primary	0.7 miles	Good — 27 Sep 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.27%

Max investor price (0.8%) £184,125

Target investor price (1%) £147,300

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).