Model valuation£417,0008 Busby Close
Local market context
2 The Beeches, Wych Hill Lane, Woking, GU22 0AH
3 sales on record4 planning records
Estimated value
£454,000
- Since the 2021 sale (£440,000)+3%
- Against GU22 0AH's recent median (£775,000)-41%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 01
Habitable rooms
4
From EPC
Floor area
140 m²
1507 sq ft
Energy rating
C
Score 72
Council tax
Band E
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
£454,000
- Against its 2021 sale (£440,000)+3%
- Against GU22 0AH's recent median (£775,000)-41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 The Beeches is modelled from its 140 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GU22 0AH. 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
140 m² from the EPC lodged in October 2020
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in GU22 0AH
5 sales, median £775,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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
30 March 2021Most recent
£440,000
+76.0%over 7 years19 September 2013
£250,000
+11.1%over 4 years13 August 2009
£225,000
Median price across the last 5 sales in GU22 0AH: £775,000 (2026–2022).
Nearby sales in GU22 0AH
Glenholme, Wych Hill Lane, Woking, GU22 0AH
Sold Jun 2026
£1,125,000Landor, Wych Hill Lane, Woking, GU22 0AH
Sold Jul 2025
£747,500The Willans, Wych Hill Lane, Woking, GU22 0AH
Sold Mar 2025
£760,000Alverstone, Wych Hill Lane, Woking, GU22 0AH
Sold Apr 2024
£920,000Island House, Wych Hill Lane, Woking, GU22 0AH
Sold Dec 2022
£775,000
What this page doesn't show
1 potential issue has already been flagged for 2 The Beeches, Wych Hill Lane, Woking, GU22 0AH. 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
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About 2 The Beeches
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 The Beeches is a semi-detached house in Woking (GU22 0AH). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (October 2020) shows a C (score 72). When first surveyed in March 2009 the rating was F, the property has climbed 3 bands since. Between certificates, roof efficiency went from Very Poor to Very Good, window efficiency went from Very Poor to Poor and hot-water efficiency went from Average to Good.
4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 2009–2021, sale prices on this property compounded at 5.9% per year. On a £-per-square-foot basis, the last sale (£292/sq ft) was about 24.4% below the postcode norm. Last sale on file: £440,000 in March 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 2 The Beeches
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.
Current Certificate(1 of 2)
Oct 2020
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 October 2030
Property Improvements
Changes detected from historical EPC data
Oct 2020from Mar 2009
EPC improved fromF36toC72
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
AverageGood
Hot water efficiency improved
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 The Beeches, Wych Hill Lane, Woking, GU22 0AH, sourced from the PlanIt planning register.
2 The Beeches has been through 4 approved planning applications — a well-evolved property.
4 applications on record at 2 The Beeches, Wych Hill Lane, Woking, GU22 0AH
4decisions3extensions81documents4nearby
- May 2017Loft ConversionFullOutcome in report
Erection of a dormer and two roof lights in the rear elevation. Insertion of two porthole windows and two roof lights in the front elevation.
- Documents
- 18 docs on file
- Reference
- PLAN/2017/0323
- More recent applications — locked
- ExtensionMay 2019Decision
- ConditionsApr 2019Decision
+ 1 more application in the report
Unlock 2 The Beeches, Wych Hill Lane, Woking, GU22 0AH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 4 notable nearby
- The 81 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Wych Hill Lane homes
Four headline reads against 8 similar flats on this street, drawn from the latest EPC and Land Registry data.
2 The Beeches outperforms the street on floor area by a wide margin.
EPC Rating
72 (C)
Street avg 75 (C)
Floor Area
140 m²
Street avg 75 m²
CO₂ Emissions
4.2 t/year
Street avg 2.1 t/year
Habitable Rooms
4 rooms
Street avg 4 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Woking district page.
Crime
185/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Midhope Road — bus stop.
Closest school
0.7 km
Barnsbury Primary School and Nursery. 16 schools nearby.
Nearest schools
- Barnsbury Primary School and NurseryPrimary692m
- Westfield Primary SchoolPrimary965m
- St John the Baptist Catholic Comprehensive School, WokingSecondary972m
- Kingfield Primary SchoolPrimary1.0km
Nearest stops
- Midhope RoadBus stop165m
- Claremont AvenueBus stop212m
- Hawthorn CloseBus stop286m
- West HillBus stop298m
Most reported crime locally
- Violence & Sexual Offences768 reports35%
- Anti-social Behaviour364 reports16%
- Public Order210 reports9%
- Other Theft198 reports9%
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 GU22 0AH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.3dB
Night-time· 23:00 – 07:00
42.2dB
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-era1st Floor FlatEPC CPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,020 · 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 The Beeches is modelled from its 140 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GU22 0AH. 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 2 The Beeches. 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 The Beeches was lodged in October 2020 at band C and is valid until October 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 2 The Beeches. 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 12 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from GU22 0AH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 The Beeches 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 2 The Beeches, Wych Hill Lane, Woking, GU22 0AH. Each answer is also embedded as structured data for search engines.
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