What type of property is 8 Beech Lane, GU2 4ES?

8 Beech Lane, GU2 4ES is a 6-bedroom detached house.

What was the last sold price for 8 Beech Lane, GU2 4ES?

8 Beech Lane, GU2 4ES last sold for £2,650,000 in February 2022, around 4 years ago. Land Registry has 3 sales on record going back to £395,000 in March 2001. Source: HM Land Registry.

Has 8 Beech Lane, GU2 4ES appreciated in value?

Across 3 sales between March 2001 and February 2022, 8 Beech Lane, GU2 4ES rose from £395,000 to £2,650,000, a change of £2,255,000. That works out to roughly +9.5% per year compounded over 21 years. Source: HM Land Registry.

What is the EPC rating for 8 Beech Lane, GU2 4ES?

The current EPC rating for 8 Beech Lane, GU2 4ES is C with a score of 80 out of 100, lodged in January 2020. The assessor estimates the property could reach a B. Source: EPC Register.

What is the floor area of 8 Beech Lane, GU2 4ES?

8 Beech Lane, GU2 4ES has a recorded floor area of 461 m² (4,962 sq ft), around 77 m² per bedroom. That makes it about 203% larger than the median EPC-recorded property in GU2 4ES. Source: EPC Register.

How is 8 Beech Lane, GU2 4ES heated?

The latest EPC at 8 Beech Lane, GU2 4ES records mains gas as the main heating fuel. Source: EPC Register.

Are there any planning records for 8 Beech Lane, GU2 4ES?

8 Beech Lane, GU2 4ES has 2 approved extension applications on file including side and rear extension. The wider record also shows 1 refused application. Source: PlanIt planning register.

Where is 8 Beech Lane, GU2 4ES located?

8 Beech Lane, GU2 4ES sits in Guildford. It falls within the GU2 postcode district in Surrey.

How safe is the area around 8 Beech Lane, GU2 4ES?

Police records around 8 Beech Lane, GU2 4ES show an average of 196 reported crimes per month over the last 16 months. Violent crime makes up roughly 44% of reports, the most common category. The overall trend is falling (18% versus the prior period). Source: Police UK.

Which schools serve 8 Beech Lane, GU2 4ES?

The closest primary school to 8 Beech Lane, GU2 4ES is St Nicolas' Church of England Infant School (340m), one of 11 primaries within walking distance. The closest secondary is Guildford County School (652m), with 4 secondaries in the surrounding area.

What transport links are near 8 Beech Lane, GU2 4ES?

The closest bus stop to 8 Beech Lane, GU2 4ES is Guildown Road, 210m away. The nearest rail option is Guildford Rail Station, 888m away.

Calculators

Featured

UK House Price Map

30 years of UK sold prices mapped by postcode district.

Postcode-level detail
Compare areas side by side

Open the map

8 Beech Lane, Guildford, GU2 4ES

Notable views3 sales on record5 planning records

Estimated value

£2,508,000

Since the 2022 sale (£2,650,000)-5%
Against GU2 4ES's recent median (£1,335,000)+88%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Detached

Bedrooms

Bathrooms

Floor area

461 m²

4962 sq ft

Energy rating

Score 80

Tenure

Owner Occupied

Get directions

Valuation

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

£2,508,000

Against its 2022 sale (£2,650,000)-5%
Against GU2 4ES's recent median (£1,335,000)+88%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Beech Lane is modelled from its 461 m² EPC floor area, its 3 recorded sales 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
461 m² from the EPC lodged in January 2020
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in GU2 4ES
5 sales, median £1,335,000 (2025–2020)

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 of 5 applications	Full history, plus nearby schemes
Flood risk	Not shown	Included

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on 8 Beech Lane was the highest on Land Registry record across the postcode.

Sales timeline

18 February 2022Most recent
£2,650,000
+169.0%over 6 years
12 May 2015
£985,000
+149.4%over 14 years
8 March 2001
£395,000

Median price across the last 5 sales in GU2 4ES: £1,335,000 (2025–2020).

Nearby sales in GU2 4ES

Risks

What this page doesn't show

1 potential issue has already been flagged for 8 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

Overview

About 8 Beech Lane

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

8 Beech Lane is a six-bedroom detached house in Guildford (GU2 4ES). It has a recorded floor area of 461 m² (around 4962 sq ft) and construction records dating it to 2007 onwards. The latest certificate (January 2020) shows a C (score 80), near the top of the C band. The recommended improvements would push it to B (score 82). Other recorded features include notable views.

At 461 m² the property is well over the postcode median (154 m² across 14 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension, a conservatory and tree works, meaningful when judging how the property has evolved. Across 2001–2022, sale prices on this property compounded at 9.5% per year. Most recent transfer: February 2022 at £2,650,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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

Bedrooms6
Bathrooms5

Outside

Notable viewsYes

Building

RefurbishedYes

Before you decide

Everything you need to know about 8 Beech Lane

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

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

8 Beech Lane ranks among the most efficient homes in the postcode for energy use.

Current Certificate

Jan 2020

EPC Rating

C80

Main Heating

Electric & Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

6.6 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 30 January 2030

3 years remaining

Planning

Planning history

Applications and permits filed against 8 Beech Lane, Guildford, GU2 4ES, sourced from the PlanIt planning register.

8 Beech Lane has been extended on multiple sides of the property across separate planning applications.

5 applications on record at 8 Beech Lane, Guildford, GU2 4ES

5decisions3extensions48documents2nearby

Flagged:Retrospective

Aug 2015
ExtensionFull
Outcome in report
Extension: Side and rear of property
Two storey side and front extension together with a single storey rear extension.
Documents
17 docs on file
Reference
15/P/01062
Full record in report
More recent applications — locked
ConservatoryJan 2019Decision
ConservatoryNov 2018Decision

+ 2 more applications in the report

Unlock 8 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 (5 on record)
All 5 applications on this property in full, plus 2 notable nearby
The 48 documents, officer reports & conditions
What the pattern means for extending or converting here

£14.99one-off · instant

One time fee only - money back guarantee

On the street

Versus other Beech Lane homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 8 Beech Lane stands well clear of the street.

Price per m²

£5,748

Street avg £6,654

Below

Floor Area

461 m²

Street avg 158 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

6.6 t/year

Street avg 7.3 t/year

On par

Area

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.

Full Guildford report

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.

Noise

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

Low

Night-time road noise heatmap for GU2 4ES

Night-time· 23:00 – 07:00

41.1dB

Low

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

21st centuryDetached HouseEPC CDetached over 300m²Extended multiple times (2+ extensions)

Because the property is a large detached home over 300m² and has been extended more than once, we believe a Level 3 building survey should be considered.

From £2,095 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£2m

1 Rectory Place, 87 Portsmouth Road

GU2 4DG

7 bed

£1.3m

1 Bury Fields

GU2 4AZ

5 bed

£1.5m

1 Littleholme, Upper Guildown Road

GU2 4EZ

4 bed

£1.1m

1 Mountside

GU2 4JD

4 bed3 bath

£993k

1 Nether Mount

GU2 4LL

4 bed2 bath

£665k

1 Rivermount Gardens

GU2 4DN

4 bed2 bath

£1.2m

1 Annandale Road

GU2 4LR

£995k

1 Mareschal Road

GU2 4JF

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 research

Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.

Valuation method in detail

How the estimate is made: The estimate for 8 Beech Lane is modelled from its 461 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 8 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 8 Beech Lane was lodged in January 2020 at band C and is valid until January 2030. Floor area, heating and insulation details on this page come from it.
Planning records: Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 8 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 8 Beech Lane, Guildford, GU2 4ES. 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.

8 Beech Lane, Guildford, GU2 4ES

How the estimate is made

What it's based on

This page or the full report?

Sales timeline

Nearby sales in GU2 4ES

Inside

Outside

Building

Everything you need to know about 8 Beech Lane

EPC Rating

Unlock 8 Beech Lane, Guildford, GU2 4ES's full planning history

Nearest schools

Nearest stops

Most reported crime locally

Level 3 Building Survey

1 Rectory Place, 87 Portsmouth Road

1 Bury Fields

1 Littleholme, Upper Guildown Road

1 Mountside

1 Nether Mount

1 Rivermount Gardens

1 Annandale Road

1 Mareschal Road

Get up to date data on unlimited properties per month

Know this home? Think our valuation is wrong?

Keep exploring