Model valuation£417,0008 Busby Close
Local market context
Reef, 2 Lakeside Road, Poole, BH13 6LR
EPC B1 planning record
Estimated value
£1,674,000
- Since the 2021 sale (£1,765,000)-5%
- Against BH13 6LR's recent median (£1,150,000)+46%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
247 m²
2659 sq ft
Energy rating
B
Score 81
Council tax
Band H
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
£1,674,000
- Against its 2021 sale (£1,765,000)-5%
- Against BH13 6LR's recent median (£1,150,000)+46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Reef is modelled from its 247 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BH13 6LR. 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
247 m² from the EPC lodged in January 2024
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in BH13 6LR
5 sales, median £1,150,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
16 December 2021Most recent
£1,765,000
+35.8%over 6 years8 July 2015
£1,300,000
Median price across the last 5 sales in BH13 6LR: £1,150,000 (2024–2022).
Nearby sales in BH13 6LR
4 Lakeside Road, Poole, BH13 6LR
Sold Nov 2024
£1,615,00016 Lakeside Road, Poole, BH13 6LR
Sold Apr 2024
£1,150,0006a, Lakeside Road, Poole, BH13 6LR
Sold Aug 2022
£2,500,000Fulbrook Heights, Flat 4, 7 Lakeside Road, Poole, BH13 6LR
Sold Apr 2022
£535,000Fulbrook Heights, Flat 5, 7 Lakeside Road, Poole, BH13 6LR
Sold Jan 2022
£637,750
What this page doesn't show
1 potential issue has already been flagged for Reef, 2 Lakeside Road, Poole, BH13 6LR. 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
One time fee only - money back guarantee
About Reef
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Reef is a detached house in Poole (BH13 6LR). It has a recorded floor area of 247 m² (around 2659 sq ft), construction records dating it to 2012 onwards and council tax band H. The latest certificate (January 2024) returns a B (score 81), comfortably above the UK average. The rating has held steady at B across 2 certificates since August 2013. Between certificates, roof efficiency dropped from Very Good to Good and window efficiency dropped from Very Good to Good.
One planning record on file: tree works approved in 2021. Past consents include tree works, meaningful when judging how the property has evolved. At 247 m² it's 18.8% larger than the typical home in the postcode (208 m² median across 39 EPCs). Across 2015–2021, sale prices on this property compounded at 4.9% per year. On a £-per-square-foot basis, the last sale (£664/sq ft) was about 62% above the typical sold price in the postcode. Last sale on file: £1,765,000 in December 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Reef
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.
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
Current Certificate(1 of 2)
Jan 2024
EPC Rating
A
B
B81
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 January 2034
Property Improvements
Changes detected from historical EPC data
Jan 2024from Aug 2013
Floor Insulation
PartialInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against Reef, 2 Lakeside Road, Poole, BH13 6LR, sourced from the PlanIt planning register.
1 application on record at Reef, 2 Lakeside Road, Poole, BH13 6LR
1decisions7documents5nearby
- Sept 2021Tree WorksTreesOutcome in report
T40: Oak- Crown lift by up to 2m to increase clearance from hedging below and terrace on house
- Documents
- 7 docs on file
- Reference
- TP/21/00615/X
Unlock Reef, 2 Lakeside Road, Poole, BH13 6LR'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 5 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Lakeside Road homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Reef stands well clear of the street.
Price per m²
£7,146
Street avg £4,584
Floor Area
247 m²
Street avg 284 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
4.4 t/year
Street avg 6.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Poole district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
54/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Branksome Chine — bus stop.
Closest school
2.0 km
Lilliput Church of England Infant School. 5 schools nearby.
Nearest schools
- Lilliput Church of England Infant SchoolPrimary2.0km
- St Michael's Church of England Primary SchoolPrimary2.0km
- Courthill Infant SchoolPrimary2.5km
- Heatherlands Primary SchoolPrimary2.8km
Nearest stops
- Branksome ChineBus stop206m
- Denecote LodgeBus stop223m
- Branksome Chine SeafrontBus stop288m
- Inn in the ParkBus stop351m
Most reported crime locally
- Anti-social Behaviour179 reports28%
- Violence & Sexual Offences152 reports24%
- Shoplifting92 reports14%
- Other Theft63 reports10%
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 BH13 6LR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.1dB
Night-time· 23:00 – 07:00
38.6dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
21st centuryDetached HouseEPC BExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,795 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 Reef is modelled from its 247 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BH13 6LR. 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. 2 sales are recorded for Reef. 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 Reef was lodged in January 2024 at band B and is valid until January 2034. 2 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 Reef. 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 12 months, which places each incident at an approximate point. The 5 schools and 30 stops listed are measured in a straight line from BH13 6LR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Reef is in council tax band H. 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 Reef, 2 Lakeside Road, Poole, BH13 6LR. Each answer is also embedded as structured data for search engines.
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