80 High Street, Beckenham, BR3 1ED
About 80 High Street
80 High Street is a detached house in Beckenham (BR3 1ED). It has a recorded floor area of 150 m² (around 1615 sq ft) and construction records dating it to 1930-1949. At 150 m² this is the largest unit on EPC record across the building (34–150 m²). The building's EPC ratings span G to C across 15 units on file. The latest certificate (January 2019) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75).
Today's modelled estimate of £605,000 is 59.1% below the 2020 sale of £1,480,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£917/sq ft) was about 234.6% above the typical sold price in the postcode. At 150 m² the property is well over the postcode median (98 m² across 14 EPCs), placing it in the larger end of the local stock. 6 planning records sit against the property, 5 approved, 1 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. Most recent transfer: November 2020 at £1,480,000.
Know exactly what you're buying at 80 High Street
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Planning history
80 High Street has been through 5 approved planning applications — a well-evolved property.
- Mar 2026Change Of UseFullIn report
Change of use of second and third floors to form 8No additional hotel rooms (Use Class C1).
- Documents
- 8 docs on file
- Reference
- 26/00204/FPA
- Feb 2022ConditionsIn report
Minor Material Amendment under Section 73 of the Town and Country Planning Act 1990 for the variation of condition 5 and 6 of planning permission 11/02940/FULL1 granted for 'Part single storey/part two storey replacement building for continued use as light industrial (class B1) and leisure (class D2) (retrospective application)' to allow hours of operation to be changed for both conditions 5 and 6 to Monday-Friday 6am-10pm; Weekends/bank holiday - 7am-9pm.
Retrospective- Documents
- 52 docs on file
- Reference
- 11/02940/RECON
We flagged 2 things worth checking at 80 High Street
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£605,000
Modelled from EPC, postcode comparables.
£1,480,000
Recorded with HM Land Registry.
Sales timeline
30 November 2020Most recent
£1,480,000
Median price across the last 5 sales in BR3 1ED: £190,000 (2024–2007).
Nearby sales in BR3 1ED
Everything we know about 80 High Street, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other High Street homes
80 High Street outperforms the street on price per m² by a wide margin.
Price per m²
£9,867
Street avg £2,973
Floor Area
150 m²
Street avg 90 m²
Habitable Rooms
8 rooms
Street avg 4 rooms
CO₂ Emissions
5.0 t/year
Street avg 4.6 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
9/mo
Rising year-on-year across the wider district.
Nearest stop
0.0 km
Manor Road (BR3) — bus stop.
Closest school
0.2 km
Harris Primary Academy Beckenham Green. 43 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.2dB
Night-time· 23:00 – 07:00
44.6dB