8 Lakeside, Beckenham, BR3 6LX
About 8 Lakeside
8 Lakeside is a two-bedroom end-of-terrace house in Beckenham (BR3 6LX). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1967-1975 and council tax band D. Tenure is freehold. The latest certificate (January 2015) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2010. Between certificates, hot-water efficiency dropped from Very Good to Good and lighting dropped from Very Good to Very Poor. The recommended improvements would push it to C (score 73). The latest certificate is from January 2015, so improvements made since then won't be reflected. At 82 m² this is the 4th smallest of 30 units on EPC record in the building, where floor areas span 75–147 m². The building's EPC ratings span E to C across 30 units on file. Our model identifies extension potential, subject to local planning policy.
Across 1996–2024, sale prices on this property compounded at 6.9% per year. On a £-per-square-foot basis, the last sale (£504/sq ft) was about 68.6% above the typical sold price in the postcode. Most recent transfer: May 2024 at £445,000.
Know exactly what you're buying at 8 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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
- GarageYes
Building
- TenureFreehold
- Extension potentialPossible
Energy performance
8 Lakeside's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Jan 2025
EPC Rating
Planning history
8 Lakeside has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
We flagged 1 thing worth checking at 8 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
30-day money-back guarantee
Sales history & valuation
Price for 8 Lakeside has grown more than fourfold since the 1996 starting point.
£445,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.9% per year over 27 years.
£445,000
Growth on file: 6.9% per year over 27 years.
Sales timeline
2 May 2024Most recent
£445,000
+2.1%over 1 year26 September 2022
£436,000
+511.9%over 25 years15 November 1996
£71,250
Median price across the last 5 sales in BR3 6LX: £725,000 (2024–2022).
Everything we know about 8 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
On years held, 8 Lakeside runs well behind the street norm.
Price per m²
£5,427
Street avg £4,393
Floor Area
82 m²
Street avg 83 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.4 t/year
Street avg 2.9 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