12 Arragon Gardens, West Wickham, BR4 9LJ
About 12 Arragon Gardens
12 Arragon Gardens is a three-bedroom semi-detached house in West Wickham (BR4 9LJ). It has a recorded floor area of 158 m² (around 1701 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (April 2025) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 76).
It hasn't traded since June 1996, a hold of 30 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £776,000 sits 511% above the 1996 sale of £127,000. On a £-per-square-foot basis, the last sale (£75/sq ft) was about 81% below the postcode norm. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 158 m² it's 23% larger than the typical home in the postcode (129 m² median across 6 EPCs). Its energy rating outperforms most of the postcode (better than 83% of similar EPCs).
Know exactly what you're buying at 12 Arragon Gardens
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
- Bathrooms1
Energy performance
12 Arragon Gardens's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
12 Arragon Gardens has 2 separate extension applications on the council record.
- Sept 2017Tree WorksTreesIn report
Ash on right hand boundary of rear garden - Remove long over weighted limb back to main stem.Self sown Ash on right hand boundary - Fell to ground level.Lawson Cypress/1 twin stemmed Ash/1 Ash at the bottom of rear garden - Section fell to ground. All mature trees to be left.SUBJECT TO TPO 420 (A2)
- Agent
- Tree Craft Ltd
- Documents
- 7 docs on file
- Reference
- 17/03296/TPO
- Dec 2003ExtensionFullIn report
Extension: Single storey · Rear of property
First floor rear extension
- Documents
- 2 docs on file
- Reference
- 03/03788/FULL6
What's in 12 Arragon Gardens, West Wickham, BR4 9LJ's planning history?
1 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
12 Arragon Gardens's modelled value sits at over four times its earliest registered sale price (1996).
£776,000
Modelled from EPC, postcode comparables.
£127,000
Recorded with HM Land Registry.
Sales timeline
13 June 1996Most recent
£127,000
Median price across the last 5 sales in BR4 9LJ: £680,000 (2024–2017).
Nearby sales in BR4 9LJ
10 Arragon Gardens, West Wickham, BR4 9LJ
Sold Sept 2024
£850,0009 Arragon Gardens, West Wickham, BR4 9LJ
Sold Oct 2022
£675,0006 Arragon Gardens, West Wickham, BR4 9LJ
Sold Jun 2020
£635,00014 Arragon Gardens, West Wickham, BR4 9LJ
Sold Jul 2017
£765,0001 Arragon Gardens, West Wickham, BR4 9LJ
Sold Dec 2015
£600,000
Everything we know about 12 Arragon Gardens, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Arragon Gardens homes
Price per m² for 12 Arragon Gardens lags the street by a wide margin.
Price per m²
£804
Street avg £5,458
Floor Area
158 m²
Street avg 126 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
7.0 t/year
Street avg 7.6 t/year
Similar properties nearby
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.4 km
Gorse Road — bus stop.
Closest school
0.6 km
Forest Academy. 24 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
48.5dB
Night-time· 23:00 – 07:00
38.9dB