17 Beech Lane, Guildford, GU2 4ES

17 Beech Lane is a four-bedroom detached house in Guildford (GU2 4ES). It has a recorded floor area of 204 m² (around 2196 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (May 2013) shows a D (score 55), a step below the typical UK home. When first surveyed in January 2011 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency dropped from Good to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 79). The latest certificate is from May 2013, so improvements made since then won't be reflected.

Untraded for 19 years, with the last transfer in April 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 204 m² the property is well over the postcode median (149 m² across 14 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £1,249,000 sits 66.3% above the 2007 sale of £751,259. On a £-per-square-foot basis, the last sale (£342/sq ft) was about 34.1% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved.