38 Lakeside, Beckenham, BR3 6LX
About 38 Lakeside
38 Lakeside is a four-bedroom mid-terrace house in Beckenham (BR3 6LX). It has a recorded floor area of 138 m² (around 1485 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (August 2024) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. Other recorded features include notable views. Period features are noted in the property record. The home occupies a corner plot.
At 138 m² the property is well over the postcode median (89 m² across 29 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold December 2024 for £800,500. Across 2009–2024, sale prices on this property compounded at 4% per year. On a £-per-square-foot basis, the last sale (£539/sq ft) was about 78.5% above the typical sold price in the postcode. One historical planning record sits against the property in 2026.
Know exactly what you're buying at 38 Lakeside
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
- GarageEn bloc
- Notable viewsYes
- Corner plotYes
Building
- Period featuresYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
Planning records include a solar-panel installation at 38 Lakeside.
- Apr 2026Solar PanelsOutlineIn report
Installation of 12x solar panels to roof, installation of Air Source Heat Pump to rear and elevational alterations. LAWFUL DEVELOPMENT CERTIFICATE (PROPOSED)
- Documents
- 11 docs on file
- Reference
- 26/00278/LDC
We flagged 1 thing worth checking at 38 Lakeside
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.
- Larger development activity nearby
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Sales history & valuation
Latest sale on 38 Lakeside was the highest on Land Registry record across the postcode.
£770,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.0% per year over 15 years.
£800,500
Growth on file: 4.0% per year over 15 years.
Sales timeline
13 December 2024Most recent
£800,500
+81.9%over 15 years16 September 2009
£440,000
Median price across the last 5 sales in BR3 6LX: £504,000 (2024–2022).
Everything we know about 38 Lakeside, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Lakeside homes
Price per m² for 38 Lakeside runs comfortably ahead of the street norm.
Price per m²
£5,801
Street avg £4,654
Floor Area
138 m²
Street avg 138 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.1 t/year
Street avg 4.8 t/year
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The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
9/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Overbury Avenue — bus stop.
Closest school
0.5 km
Clare House Primary School. 40 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
50.8dB
Night-time· 23:00 – 07:00
41.6dB