Model valuation£417,0008 Busby Close
Local market context
Beechcroft, Beech Lawn, Guildford, GU1 3PE
9 planning records
Estimated value
£2,490,000
- Since the 2007 sale (£1,725,000)+44%
- Against GU1 3PE's recent median (£1,080,000)+131%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
224 m²
2411 sq ft
Energy rating
D
Score 68
Council tax
Band G
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
£2,490,000
- Against its 2007 sale (£1,725,000)+44%
- Against GU1 3PE's recent median (£1,080,000)+131%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beechcroft is modelled from its 224 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU1 3PE. 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
224 m² from the EPC lodged in June 2024
Sales of this home
2 sales recorded, the latest in 2007
Recent sales in GU1 3PE
5 sales, median £1,080,000 (2025–2009)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 9 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
4 April 2007Most recent
£1,725,000
+32.7%over 4 years13 August 2002
£1,300,000
Median price across the last 5 sales in GU1 3PE: £1,080,000 (2025–2009).
Nearby sales in GU1 3PE
What this page doesn't show
1 potential issue has already been flagged for Beechcroft, Beech Lawn, Guildford, GU1 3PE. The detail, evidence and what to ask about it are in the Risks 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 Beechcroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beechcroft is a detached house in Guildford (GU1 3PE). It has a recorded floor area of 224 m² (around 2411 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (June 2024) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78).
Held since April 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. 9 planning records sit against the property, 8 approved, 0 refused. Past consents include tree works and an extension, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. At 224 m² it's 21.2% larger than the typical home in the postcode (185 m² median across 4 EPCs). Across 2002–2007, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £2,490,000 is 44.3% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£715/sq ft) was about 100.2% above the typical sold price in the postcode.
Before you decide
Everything you need to know about Beechcroft
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Beechcroft's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2024EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
7.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 June 2034
Planning history
Applications and permits filed against Beechcroft, Beech Lawn, Guildford, GU1 3PE, sourced from the PlanIt planning register.
Beechcroft has been through 8 approved planning applications — a well-evolved property.
9 applications on record at Beechcroft, Beech Lawn, Guildford, GU1 3PE
8decisions2extensions24documents2nearby
Flagged:Conservation area
- Nov 2007Tree WorksTreesOutcome in report
Application to crown reduce one Plum tree (T1) and one Cherry tree (T2) by 25% and also remove Wisteria from crown of Cherry Tree (T2), fell Crab Apple (T3) (Waterden Road Conservation Area)
- Documents
- 1 doc on file
- Reference
- 07/T/00186
- More recent applications — locked
- Tree WorksJan 2022Decision
- Tree WorksJul 2019Decision
+ 6 more applications in the report
Unlock Beechcroft, Beech Lawn, Guildford, GU1 3PE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (8 on record)
- All 9 applications on this property in full, plus 2 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Beech Lawn homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Beechcroft runs comfortably ahead of the street norm.
Price per m²
£7,701
Street avg £5,847
Floor Area
224 m²
Street avg 175 m²
Habitable Rooms
8 rooms
Street avg 7 rooms
CO₂ Emissions
7.3 t/year
Street avg 9.7 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Guildford district page.
Rail-style transport is unusually close for this postcode.
Crime
466/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Waterden Road — bus stop.
Closest school
0.6 km
Holy Trinity, Guildford, CofE Aided Junior School. 19 schools nearby.
Nearest schools
- Holy Trinity, Guildford, CofE Aided Junior SchoolPrimary568m
- Pewley Down Infant SchoolPrimary644m
- Sandfield Primary SchoolPrimary896m
- Boxgrove Primary SchoolPrimary1.3km
Nearest stops
- Waterden RoadBus stop85m
- Albury Road NorthBus stop187m
- Harvey RoadBus stop211m
- Cross LanesBus stop339m
Most reported crime locally
- Violence & Sexual Offences1,789 reports32%
- Shoplifting934 reports17%
- Anti-social Behaviour752 reports13%
- Public Order661 reports12%
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 GU1 3PE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.2dB
Night-time· 23:00 – 07:00
41.1dB
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
Victorian-eraDetached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,945 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 Beechcroft is modelled from its 224 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU1 3PE. 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. 2 sales are recorded for Beechcroft. 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 Beechcroft was lodged in June 2024 at band D and is valid until June 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 9 applications are matched to Beechcroft. 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 12 months, which places each incident at an approximate point. The 19 schools and 30 stops listed are measured in a straight line from GU1 3PE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Beechcroft is in council tax band G. 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 Beechcroft, Beech Lawn, Guildford, GU1 3PE. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in GU1 3PESold prices, values and energy ratings for the postcode
- GU 1 property marketPrices, postcodes, schools and transport across the district
- Beechcroft, Beech Lawn, Guildford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales