Model valuation£417,0008 Busby Close
Local market context
82 Beckingham Road, Guildford, GU2 8BU
7 planning records
Estimated value
£642,000
- Since the 2016 sale (£450,000)+43%
- Against GU2 8BU's recent median (£481,257)+33%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Floor area
172 m²
1851 sq ft
Energy rating
C
Score 73
Council tax
Band E
Tenure
Social Rental
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
£642,000
- Against its 2016 sale (£450,000)+43%
- Against GU2 8BU's recent median (£481,257)+33%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 82 Beckingham Road is modelled from its 172 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU2 8BU. 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
172 m² from the EPC lodged in February 2026
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in GU2 8BU
5 sales, median £481,257 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 7 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.
82 Beckingham Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
3 February 2016Most recent
£450,000
+80.0%over 9 years26 January 2007
£250,000
Median price across the last 5 sales in GU2 8BU: £481,257 (2025–2019).
Nearby sales in GU2 8BU
What this page doesn't show
3 potential issues have already been flagged for 82 Beckingham Road, Guildford, GU2 8BU. 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
- A planning decision worth checkingIn 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 82 Beckingham Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
82 Beckingham Road is a three-bedroom detached house in Guildford (GU2 8BU). It has a recorded floor area of 172 m² (around 1851 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (February 2026) shows a C (score 73). When first surveyed in August 2013 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Average to Good and lighting went from Average to Good; while window efficiency dropped from Good to Average. This certificate was lodged in the last six months, so the rating reflects current condition.
At 172 m² the property is well over the postcode median (91 m² across 25 EPCs), placing it in the larger end of the local stock. 7 planning records sit against the property, 3 approved, 4 refused. Past consents include an extension, a loft conversion and a porch, meaningful when judging how the property has evolved. Across 2007–2016, sale prices on this property compounded at 6.7% per year. Today's modelled estimate of £642,000 is 42.7% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£243/sq ft) was about 23.7% below the postcode norm. Last changed hands 11 years ago, in February 2016.
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
Before you decide
Everything you need to know about 82 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 nearbyA planning decision worth checking
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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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 3)
Feb 2026
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Rented
Certificate validity
Valid until 6 February 2036
Property Improvements
Changes detected from historical EPC data
Oct 2024from Aug 2013
Low Energy Lighting
39%89%
More low energy lighting installed
Feb 2026from Oct 2024
EPC improved fromD65toC73
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
PartialInsulated
Roof insulation improved
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Planning history
Applications and permits filed against 82 Beckingham Road, Guildford, GU2 8BU, sourced from the PlanIt planning register.
A HMO conversion application was refused at 82 Beckingham Road in 2025.
7 applications on record at 82 Beckingham Road, Guildford, GU2 8BU
7decisions6extensions73documents36nearby
Flagged:HMO conversion
- May 2011ExtensionFullOutcome in report
Extension: Single storey · Side of property
Demolition of existing garage and erection of a single storey side extension.
- Documents
- 4 docs on file
- Reference
- 11/P/00380
- More recent applications — locked
- HMOOct 2025Decision
- Loft ConversionApr 2025Decision
+ 4 more applications in the report
Unlock 82 Beckingham Road, Guildford, GU2 8BU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (7 on record)
- All 7 applications on this property in full, plus 36 notable nearby
- The 73 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 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
82 Beckingham Road outperforms the street on floor area by a wide margin.
Price per m²
£2,616
Street avg £4,028
Floor Area
172 m²
Street avg 97 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.3 t/year
Street avg 3.8 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
Fairfield Rise — bus stop.
Closest school
0.6 km
St Joseph's Catholic Primary School. 16 schools nearby.
Nearest schools
- St Joseph's Catholic Primary SchoolPrimary644m
- Kings College GuildfordSecondary863m
- Queen Eleanor's Church of England SchoolPrimary951m
- Guildford Grove Primary SchoolPrimary1.0km
Nearest stops
- Fairfield RiseBus stop90m
- Woodside RoadBus stop259m
- University of Surrey Twyford CourtBus stop284m
- WestwayBus stop381m
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 8BU 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
45.9dB
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
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Late 20th centuryDetached HouseEPC C
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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 82 Beckingham Road is modelled from its 172 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU2 8BU. 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 82 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 82 Beckingham Road was lodged in February 2026 at band C and is valid until February 2036. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to 82 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 8BU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 82 Beckingham Road is in council tax band E. 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 82 Beckingham Road, Guildford, GU2 8BU. Each answer is also embedded as structured data for search engines.
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- Every home in GU2 8BUSold prices, values and energy ratings for the postcode
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