Model valuation£417,0008 Busby Close
Local market context
2 Beech Lane, Guildford, GU2 4ES
1 planning record
Estimated value
£1,298,000
- Since the 2019 sale (£960,000)+35%
- Against GU2 4ES's recent median (£1,537,500)-16%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
177 m²
1905 sq ft
Energy rating
E
Score 53
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
£1,298,000
- Against its 2019 sale (£960,000)+35%
- Against GU2 4ES's recent median (£1,537,500)-16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Beech Lane is modelled from its 177 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU2 4ES. 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
177 m² from the EPC lodged in January 2019
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in GU2 4ES
5 sales, median £1,537,500 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
2 Beech Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
4 April 2019Most recent
£960,000
Median price across the last 5 sales in GU2 4ES: £1,537,500 (2025–2022).
Nearby sales in GU2 4ES
What this page doesn't show
1 potential issue has already been flagged for 2 Beech Lane, Guildford, GU2 4ES. 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 2 Beech Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Beech Lane is a semi-detached house in Guildford (GU2 4ES). It has a recorded floor area of 177 m² (around 1905 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (January 2019) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump.
One planning record on file: an extension approved in 2020. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £1,298,000 is 35.2% above the 2019 sale price. Most recent transfer: April 2019 at £960,000.
Before you decide
Everything you need to know about 2 Beech Lane
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
2 Beech Lane's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jan 2019EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
9.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 January 2029
Planning history
Applications and permits filed against 2 Beech Lane, Guildford, GU2 4ES, sourced from the PlanIt planning register.
1 application on record at 2 Beech Lane, Guildford, GU2 4ES
1decisions1extensions16documents2nearby
- Aug 2020Loft ConversionFullOutcome in report
Extension: Single storey · Rear of property
Proposed two single storey rear extensions and extension to loft with additional dormer window and improvement to existing dormer.
Extension- Documents
- 16 docs on file
- Reference
- 20/P/00967
Unlock 2 Beech Lane, Guildford, GU2 4ES's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Beech Lane homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Beech Lane is notably below the street on co₂ emissions.
Price per m²
£5,424
Street avg £6,679
Floor Area
177 m²
Street avg 178 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
9.0 t/year
Street avg 7.2 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
196/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Guildown Road — bus stop.
Closest school
0.3 km
St Nicolas' Church of England Infant School. 15 schools nearby.
Nearest schools
- St Nicolas' Church of England Infant SchoolPrimary340m
- Guildford County SchoolSecondary652m
- Pewley Down Infant SchoolPrimary1.2km
- Surrey Maths School16 plus1.2km
Nearest stops
- Guildown RoadBus stop210m
- Lawn RoadBus stop277m
- Chestnut AvenueBus stop310m
- CemeteryBus stop314m
Most reported crime locally
- Violence & Sexual Offences1,394 reports44%
- Anti-social Behaviour347 reports11%
- Public Order316 reports10%
- Criminal Damage & Arson257 reports8%
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 GU2 4ES from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.2dB
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-eraSemi-Detached HouseEPC EPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,645 · 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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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 2 Beech Lane is modelled from its 177 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU2 4ES. 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 2 Beech Lane. 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 2 Beech Lane was lodged in January 2019 at band E and is valid until January 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 Beech Lane. 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 15 schools and 30 stops listed are measured in a straight line from GU2 4ES, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Beech Lane 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 2 Beech Lane, Guildford, GU2 4ES. Each answer is also embedded as structured data for search engines.
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- Every home in GU2 4ESSold prices, values and energy ratings for the postcode
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- 2 Beech Lane, Guildford valuationHow the estimate is built and what moves it
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