Model valuation£417,0008 Busby Close
Local market context
9 Beckingham Road, Guildford, GU2 8BN
Extendable3 planning records
Estimated value
£529,000
- Since the 2022 sale (£505,000)+5%
- Against GU2 8BN's recent median (£475,000)+11%
Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
110 m²
1184 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
£529,000
- Against its 2022 sale (£505,000)+5%
- Against GU2 8BN's recent median (£475,000)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Beckingham Road is modelled from its 110 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU2 8BN. 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
110 m² from the EPC lodged in May 2022
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in GU2 8BN
5 sales, median £475,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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 in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
26 June 2022Most recent
£505,000
+18.8%over 5 years29 June 2016
£425,000
Median price across the last 5 sales in GU2 8BN: £475,000 (2024–2022).
Nearby sales in GU2 8BN
What this page doesn't show
2 potential issues have already been flagged for 9 Beckingham Road, Guildford, GU2 8BN. 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
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About 9 Beckingham Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Beckingham Road is a three-bedroom semi-detached house in Guildford (GU2 8BN). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (May 2022) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in November 2009 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Poor, hot-water efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.
3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 110 m² it's 18.3% larger than the typical home in the postcode (93 m² median across 24 EPCs). Across 2016–2022, sale prices on this property compounded at 2.9% per year. On a £-per-square-foot basis, the last sale (£427/sq ft) was about 27% above the typical sold price in the postcode. Last sale on file: £505,000 in June 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms3
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
Outside
- Private gardenRear
- DrivewayYes
Building
- Previously extendedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 9 Beckingham 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(1 of 3)
May 2022
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 May 2032
Property Improvements
Changes detected from historical EPC data
Jan 2016from Nov 2009
EPC improved fromE44toD55
Low Energy Lighting
55%100%
More low energy lighting installed
May 2022from Jan 2016
Hot Water
AverageGood
Hot water efficiency improved
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Roof
AverageGood
Roof insulation improved
Planning history
Applications and permits filed against 9 Beckingham Road, Guildford, GU2 8BN, sourced from the PlanIt planning register.
9 Beckingham Road has 3 separate extension applications on the council record.
3 applications on record at 9 Beckingham Road, Guildford, GU2 8BN
3decisions3extensions29documents36nearby
Flagged:Retrospective
- Sept 2016ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Proposed single storey rear extension.
- Documents
- 10 docs on file
- Reference
- 16/P/01567
- More recent applications — locked
- ExtensionJan 2017Decision
- ExtensionNov 2016Decision
Unlock 9 Beckingham Road, Guildford, GU2 8BN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 36 notable nearby
- The 29 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Beckingham Road homes
Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 9 Beckingham Road runs well behind the street norm.
Price per m²
£4,591
Street avg £4,285
Floor Area
110 m²
Street avg 97 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
4.1 t/year
Street avg 4.1 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.
Crime
196/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Southway Shops — bus stop.
Closest school
0.5 km
St Joseph's Catholic Primary School. 16 schools nearby.
Nearest schools
- St Joseph's Catholic Primary SchoolPrimary472m
- Stoughton Infant SchoolPrimary755m
- Kings College GuildfordSecondary1.0km
- Northmead Junior SchoolPrimary1.1km
Nearest stops
- Southway ShopsBus stop103m
- WestwayBus stop116m
- The CrescentBus stop188m
- Fairfield RiseBus stop288m
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 8BN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
45.5dB
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 2 HomeBuyer Report
Early 20th centurySemi-Detached HouseEPC D
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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 9 Beckingham Road is modelled from its 110 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU2 8BN. 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 9 Beckingham 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 9 Beckingham Road was lodged in May 2022 at band D and is valid until May 2032. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 9 Beckingham 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 16 schools and 30 stops listed are measured in a straight line from GU2 8BN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 9 Beckingham 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 9 Beckingham Road, Guildford, GU2 8BN. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in GU2 8BNSold prices, values and energy ratings for the postcode
- GU 2 property marketPrices, postcodes, schools and transport across the district
- 9 Beckingham Road, 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