Model valuation£417,0008 Busby Close
Local market context
25 Beche Road, Cambridge, CB5 8HX
2 planning records
Estimated value
£551,000
- Since the 1996 sale (£85,500)+544%
- Against CB5 8HX's recent median (£644,000)-14%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Floor area
103 m²
1109 sq ft
Energy rating
D
Score 67
Council tax
Band D
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£551,000
- Against its 1996 sale (£85,500)+544%
- Against CB5 8HX's recent median (£644,000)-14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Beche Road is modelled from its 103 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CB5 8HX. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
103 m² from the EPC lodged in December 2023
Sales of this home
1 sale recorded, the latest in 1996
Recent sales in CB5 8HX
5 sales, median £644,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
25 Beche Road's modelled value sits at over four times its earliest registered sale price (1996).
Sales timeline
23 July 1996Most recent
£85,500
Median price across the last 5 sales in CB5 8HX: £644,000 (2025–2024).
What this page doesn't show
2 potential issues have already been flagged for 25 Beche Road, Cambridge, CB5 8HX. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 25 Beche Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Beche Road is a two-bedroom mid-terrace house in Cambridge (CB5 8HX). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (December 2023) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 84), a 2-band jump. Other recorded features include a loft.
Held since July 1996 — that's 30 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 103 m² the property is well over the postcode median (71 m² across 38 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £551,000 sits 544.4% above the 1996 sale of £85,500. On a £-per-square-foot basis, the last sale (£77/sq ft) was about 72.4% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Open-plan layoutYes
- Dining roomYes
- LoftYes
Before you decide
Everything you need to know about 25 Beche Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Dec 2023EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 December 2033
Planning history
Applications and permits filed against 25 Beche Road, Cambridge, CB5 8HX, sourced from the PlanIt planning register.
2 applications on record at 25 Beche Road, Cambridge, CB5 8HX
2decisions2extensions56documents21nearby
- Aug 2015Loft ConversionFullOutcome in report
Loft conversion including rear projecting dormer
- Council
- Cambridge City Council
- Documents
- 32 docs on file
- Reference
- 15/0889/FUL
- More recent applications — locked
- Loft ConversionFeb 2018Decision
Unlock 25 Beche Road, Cambridge, CB5 8HX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 21 notable nearby
- The 56 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Beche Road homes
Four headline reads against 37 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 25 Beche Road lags the street by a wide margin.
Price per m²
£830
Street avg £4,397
Floor Area
103 m²
Street avg 86 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 t/year
Street avg 4.5 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Cambridge district page.
Crime
124/mo
Falling year-on-year across the wider district.
Nearest stop
1.8 km
Cambridge Rail Station — railway station.
Closest school
0.7 km
St Matthew's Primary School. 29 schools nearby.
Nearest schools
- St Matthew's Primary SchoolPrimary727m
- Parkside Community CollegeSecondary1.0km
- Cambridge Maths School16 plus1.2km
- Milton Road Primary SchoolPrimary1.3km
Nearest stops
- Cambridge Rail StationRailway station1.8km
- Cambridge North Rail StationRailway station2.0km
- Cambridge AirportAirport2.3km
Most reported crime locally
- Violence & Sexual Offences514 reports26%
- Shoplifting371 reports19%
- Anti-social Behaviour292 reports15%
- Other Theft126 reports6%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around CB5 8HX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.0dB
Night-time· 23:00 – 07:00
42.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Late 20th centuryMid-Terrace HouseEPC DExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property has been extended more than once and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Ditton Lane
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1 Ditton Fields
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1 Auckland Cottages, Auckland Road
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1 Coggeshall Close
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 25 Beche Road is modelled from its 103 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CB5 8HX. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 25 Beche Road. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 25 Beche Road was lodged in December 2023 at band D and is valid until December 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 25 Beche Road. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 29 schools and 3 stops listed are measured in a straight line from CB5 8HX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Beche Road is in council tax band D. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 25 Beche Road, Cambridge, CB5 8HX. Each answer is also embedded as structured data for search engines.
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- Every home in CB5 8HXSold prices, values and energy ratings for the postcode
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