What type of property is 2 The Beeches, Wych Hill Lane, GU22 0AH?

2 The Beeches, Wych Hill Lane, GU22 0AH is a semi-detached house.

When did 2 The Beeches, Wych Hill Lane, GU22 0AH last change hands?

2 The Beeches, Wych Hill Lane, GU22 0AH last sold for £440,000 in March 2021, around 5 years ago. Land Registry has 3 sales on record going back to £225,000 in August 2009. Source: HM Land Registry.

Has 2 The Beeches, Wych Hill Lane, GU22 0AH appreciated in value?

Across 3 sales between August 2009 and March 2021, 2 The Beeches, Wych Hill Lane, GU22 0AH rose from £225,000 to £440,000, a change of £215,000. That works out to roughly +5.9% per year compounded over 12 years. Source: HM Land Registry.

What energy rating does 2 The Beeches, Wych Hill Lane, GU22 0AH have?

The current EPC rating for 2 The Beeches, Wych Hill Lane, GU22 0AH is C with a score of 72 out of 100, lodged in October 2020. It has improved from a F recorded in March 2009 (3 bands). Source: EPC Register.

What is the floor area of 2 The Beeches, Wych Hill Lane, GU22 0AH?

2 The Beeches, Wych Hill Lane, GU22 0AH has a recorded floor area of 140 m² (1,507 sq ft). Source: EPC Register.

How is 2 The Beeches, Wych Hill Lane, GU22 0AH heated?

The latest EPC at 2 The Beeches, Wych Hill Lane, GU22 0AH records mains gas as the main heating fuel. Source: EPC Register.

Has 2 The Beeches, Wych Hill Lane, GU22 0AH had any planning applications?

2 The Beeches, Wych Hill Lane, GU22 0AH has 2 approved extension applications on file including part-single-part-two-storey side and rear extension. Source: PlanIt planning register.

What council tax band is 2 The Beeches, Wych Hill Lane, GU22 0AH?

2 The Beeches, Wych Hill Lane, GU22 0AH is in council tax band E.

Where is 2 The Beeches, Wych Hill Lane, GU22 0AH located?

2 The Beeches, Wych Hill Lane, GU22 0AH sits in Woking. It falls within the GU22 postcode district in Surrey.

How safe is the area around 2 The Beeches, Wych Hill Lane, GU22 0AH?

Police records around 2 The Beeches, Wych Hill Lane, GU22 0AH show an average of 185 reported crimes per month over the last 12 months. Violent crime makes up roughly 35% of reports, the most common category. The overall trend is falling (21% versus the prior period). Source: Police UK.

Which schools serve 2 The Beeches, Wych Hill Lane, GU22 0AH?

The closest primary school to 2 The Beeches, Wych Hill Lane, GU22 0AH is Barnsbury Primary School and Nursery (692m), one of 11 primaries within walking distance. The closest secondary is St John the Baptist Catholic Comprehensive School, Woking (972m), with 5 secondaries in the surrounding area.

What transport links are near 2 The Beeches, Wych Hill Lane, GU22 0AH?

The closest bus stop to 2 The Beeches, Wych Hill Lane, GU22 0AH is Midhope Road, 165m away. In total there are 30 bus stops within the surrounding area.

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2 The Beeches, Wych Hill Lane, Woking, GU22 0AH

3 sales on record4 planning records

Property type

Semi-detached

Floor 01

Habitable rooms

From EPC

Floor area

140 m²

1507 sq ft

Energy rating

Score 72

Council tax

Band E

Tenure

Owner Occupied

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Overview

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.

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Energy

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

C72

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

4 years remaining

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

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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.

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Planning

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 2017
Loft ConversionFull
Outcome 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
Full record in report
More recent applications — locked
ExtensionMay 2019Details pursuant to condition 03 (External materials), 04 (Planting scheme), 05 (Hard landscape), 06 (Cycle store) and 11 (Refuse / recycling store) of PLAN/2018/0929 dated 20.12.2018 (Erection of part two storey, part single storey side and rear extension following the demolition of existing garages to provide x2 additional two-storey, two-bedroom flats; together with other minor internal alterations and roof-lights).Decision
ConditionsApr 2019Decision

+ 1 more application in the report

Unlock 2 The Beeches, Wych Hill Lane, Woking, GU22 0AH's full planning history

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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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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Current estimate

£454,000

Modelled from EPC, postcode comparables and a sale-price growth of 5.9% per year over 12 years.

See how we calculated this

Last sold (2021)

£440,000

Growth on file: 5.9% per year over 12 years.

Sales timeline

30 March 2021Most recent
£440,000
+76.0%over 7 years
19 September 2013
£250,000
+11.1%over 4 years
13 August 2009
£225,000

Median price across the last 5 sales in GU22 0AH: £775,000 (2026–2022).

Nearby sales in GU22 0AH

On the street

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)

Below

Floor Area

140 m²

Street avg 75 m²

Strongly above

CO₂ Emissions

4.2 t/year

Street avg 2.1 t/year

Strongly below

Habitable Rooms

4 rooms

Street avg 4 rooms

Above

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Comparables

Similar properties nearby

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

£460k

1 Clover Court

GU22 0HH

£435k

1 Ash Road

GU22 0BL

£475k

1 Egley Drive

GU22 0NJ

£499k

1 Ash Close

GU22 0BU

£406k

1 Dianthus Court

GU22 0JA

2 bed1 bath

£400k

1 Bluebell Court

GU22 0HQ

£399k

1 Eaton Villas, Wych Hill

GU22 0EU

£371k

1 Almond Avenue

GU22 0BB

Area

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.

Full Woking report

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.

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 GU22 0AH from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

51.3dB

Low

Night-time road noise heatmap for GU22 0AH

Night-time· 23:00 – 07:00

42.2dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

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.