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Land for sale in Water End, High Wycombe, Buckinghamshire

Land for sale with paddock and investment potential close to Princes Risborough, High Wycombe, Aylesbury, the M40 and M25 Motorways

City Road, Water End, High Wycombe, HP14 3XH

Why buy land for sale in Water End, High Wycombe?

An opportunity to own a parcel of Chiltern farmland in Buckinghamshire, one of the most affluent parts of the UK. The site comprises of approx. 19 acres of lush pasture land, that would be perfect for grazing. The land is available as a whole or in lots and with superb access the lots are also suitable for paddock conversion.

The land is situated on the edge of Stokenchurch close to affluent residential housing. Stokenchurch is a popular place to live, especially with commuters, due to its ease of access to London, Oxford and Birmingham. This has contributed to an increase in population leading to recent housing developments.

The large towns of High Wycombe and Aylesbury are close by offering a variety of shopping and leisure facilities. Both towns are seeing significant development and regeneration which could overspill to nearby towns and villages.


The site benefits from over 280 metres of road frontage onto Mudds Bank. Entrance to the site is via a secure gated access. Full vehicular access is granted to all lots via an 8m easement (shown blue on the site plan).

Method of Sale

The land is offered for sale by private treaty as a whole or in lots. The freehold is available with vacant possession upon completion.


The land is designated within the Greenbelt and any development would be subject to planning permission.

Land values rise by 5% as farmland hits a 4 year high

The average value of farmland in England and Wales has hit levels not seen since the beginning of 2017. Prices for bare land rose almost 4% in the third quarter. This marks a third consecutive quarter of growth and takes annual growth to 5%.

Limited supply and strong demand are supporting values. Demand is increasingly being driven by investors or lifestyle purchasers who now account for over half of land buyers.

Not looking for land for sale in Water End, High Wycombe?

If you are looking to buy land in a different location, why not take a look at:

Buying land for sale in Water End, High Wycombe

The land is available freehold as a whole or in lots. The site plan is indicative and Vantage Land may be able to amend the plan to offer you the acreage you require. Please call 01582 788870 if you have an alternative budget or size requirement.

Lot Size Guide Price
A 2.50 acres SOLD
B 2.60 acres SOLD
C1 2.00 acres SOLD
D1 2.58 acres SOLD
E 3.25 acres SOLD
F 3.32 acres SOLD
G 2.89 acres SOLD


City Road, Water End, High Wycombe, HP14 3XH

Coordinates (latitude, longitude)

51.661380, -0.871600

Local Authority

Wycombe District Council


  • On the edge of Stokenchurch
  • 4.4 miles to Princes Risborough
  • 5.2 miles to Watlington
  • 6.1 miles to High Wycombe
  • 7.3 miles to Thame
  • 7.5 miles to Marlow
  • 8.3 miles to Henley-on-Thames
  • 11.3 miles to Aylesybury
  • 11.7 miles to Maidenhead
  • 11.9 miles to Amersham
  • 12.0 miles to Chesham
  • 14.5 miles to Reading
  • 17.1 miles to Windsor
  • 17.2 miles to Oxford
  • 20.4 miles to Bicester
  • 32.3 miles to Central London

Stokenchurch is a large village and civil parish within the county of Buckinghamshire one of the most affluent parts of the country. It is located just inside the county border with Oxfordshire, six miles west of High Wycombe and 11 miles south of Aylesbury.

Surrounded by peaceful countryside within the Chiltern Hills the village is a popular place to live due to its ease of access to London and Birmingham. Stokenchurch is situated on the main A40 road and has its own junction off the M40, which connects London to Birmingham. This desirable location, superb transport links and recent housing developments have increased the population of Stokenchurch greatly in recent years.

The large town of High Wycombe is nearby and is currently undergoing extensive redevelopment, including the development of the town’s existing shopping centre and the completion of the new Eden shopping centre; one of the largest in the country and a major milestone in the regeneration of the town.

These developments have brought new life to the town and caused an influx of interest, with larger apartment buildings and a new multi-million pound hotel being built in the centre, a new Sainsbury’s store and the redevelopment of the University together with a large student village.

The county town of Aylesbury can be found to the north. The town was one of those chosen for major population growth to house the London overspill. Aylesbury’s population has double in the last 50 years due to new housing developments.

At the same time, the centre of Aylesbury has been redeveloped with new shopping areas, pubs and restaurants. Together with three major industrial centres this ensures the town has one of the lowest unemployment rates in the country.

Aylesbury’s growth is far from over with several new developments due to take place in the coming years including a major housing development in the north and the £100 million Waterside project, which will create over a thousand new jobs. The population of the Aylesbury Vale district is expected to grow to around 215,000 people by 2026.

If plans to increase the size of the town go ahead, suburban Aylesbury could well meet up with surrounding villages.

The area is popular with commuters as it has excellent road and rail links. The land lies just off the A40, a major trunk road connecting London to Wales and is one of the few remaining routes not to have been superseded by a direct motorway link.

The village is served by the M40 motorway and both the A4010 towards Aylesbury and A404 towards Marlow and Amersham are close by. The latter also connects the M40 to the M4.

The train station at Princes Risborough offers quick and direct travel to Bicester, Aylesbury and London in under an hour.

Travel & Transport

  • Off the A40
  • 1.2 miles to Junction 5 of the M40
  • 3.9 miles to the A4010
  • 4.4 miles to Princes Risborough Station *
  • 5.9 miles to the A404
  • 16.6 miles to Junction 16 of the M25

*  Journey Times: 9 mins to High Wycombe; 17 mins to Bicester; 18 mins to Aylesbury; 35 mins to Banbury; 47 mins to London

Leisure & Equestrian

The land for sale boasts the unique benefit of being close to a bridleway that leads from Pophleys Farm through Crowell Wood towards Chinnor. Furthermore, the site’s paddock potential can be clearly illustrated by the spacious paddocks on the hill opposite the site.

A large network of bridleways can be found in the local area which is also home to a number of equestrian centres and riding schools offering a wide range of facilities including stabling.

Stokenchurch is located within the Chiltern Hills, a stunning area of countryside with rolling hills and woodland. These beautiful landscapes offer visitors a wealth of attractions to experience. Horse riding is a great way to explore the hills on a network of bridleways and there are plenty of riding centres to choose from.

The Ridgeway lies to the north-west of the site. It is a long distance path, which follows the northern border of the Chilterns for many miles. The western half of the trail is a marvellous route for horse riders and a further 9 mile stretch through The Chilterns can also be ridden west of Princes Risborough.

Viewing the land for sale in Water End, High Wycombe

To arrange a site visit or to buy the land for sale in Water End, High Wycombe; please call 01582 788870 or email

The Property Misdescriptions Act 1991
Vantage Land Limited has produced these particulars in good faith but cannot guarantee total accuracy. Sizes and distances are approximate. Purchasers should verify any detail of importance prior to viewing and purchase. The particulars are not an offer or contract. Comments made in general advertising may not apply to this particular property and of course planning permission cannot be guaranteed.

Looking to buy land? Call our land consultants now on 01582 788870
Do you have land to sell? Call our land buying team on 01582 788879

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