23 Abbots Way, Beckenham, BR3 3RJ
About 23 Abbots Way
23 Abbots Way is a four-bedroom mid-terrace house in Beckenham (BR3 3RJ). It has a recorded floor area of 130 m² (around 1399 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (July 2024) shows a C (score 74). The recommended improvements would push it to B (score 84).
A recent sale: £625,000 in January 2025. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 130 m² it's 26.2% larger than the typical home in the postcode (103 m² median across 12 EPCs). Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Across 2008–2025, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £705,000 is 12.8% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£447/sq ft) was about 55.2% above the typical sold price in the postcode.
Know exactly what you're buying at 23 Abbots Way
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
What this property has
Inside
- Bedrooms4
- Bathrooms2
- EnsuiteYes
Outside
- Private gardenYes
- GarageYes
Building
- Central heatingYes
Energy performance
EPC Rating
Planning history
23 Abbots Way has 2 separate extension applications on the council record.
- Jul 2015ExtensionOutlineIn report
Extension: Single storey · Rear of property
Single storey rear extension, extending beyond the rear wall of the original house by 3.8m, for which the maximum height would be 2.75m, and for which the height of the eaves would be 2.5m. (42 Day Notification for Householder Permitted Development Prior Approval)
- Agent
- Lewis Consulting and Design
- Documents
- 10 docs on file
- Reference
- 15/02688/HHPA
- Jun 2015ExtensionOutlineIn report
Extension: Single storey · Rear of property
Single storey rear extension, extending beyond the rear wall of the original house by 3.5m, for which the maximum height would be 2.75m, and for which the height of the eaves would be 2.45m. (42 Day Notification for Householder Permitted Development Prior Approval)
- Agent
- Lewis Consulting and Design
- Documents
- 8 docs on file
- Reference
- 15/02528/HHPA
We flagged 2 things worth checking at 23 Abbots Way
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
23 Abbots Way has more than doubled in price since the earliest registered sale in 2008.
£705,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.4% per year over 17 years.
£625,000
Growth on file: 4.4% per year over 17 years.
Sales timeline
24 January 2025Most recent
£625,000
+108.3%over 16 years14 March 2008
£300,000
Median price across the last 5 sales in BR3 3RJ: £575,000 (2024–2020).
Everything we know about 23 Abbots Way, 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 Abbots Way homes
On years held, 23 Abbots Way runs well behind the street norm.
Price per m²
£4,808
Street avg £4,652
Floor Area
130 m²
Street avg 109 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
3.3 t/year
Street avg 4.2 t/year
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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
0.1 km
Abbots Way — bus stop.
Closest school
0.3 km
Marian Vian Primary School. 45 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
51.5dB
Night-time· 23:00 – 07:00
41.7dB