The Beeches, Flat 1a, Wych Hill Lane, Woking, GU22 0AH

The Beeches is a semi-detached house in Woking (GU22 0AH). It has a recorded floor area of 72 m² (around 775 sq ft) and construction records dating it to before 1900. The latest certificate (November 2016) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in October 2008 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Poor to Good and lighting went from Very Poor to Very Good. At 72 m² this is the 2nd smallest of 5 units on EPC record in The Beeches, where floor areas span 70–140 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (62 versus a best of 79).

Sale prices here have outpaced Woking HPI: 10.6% per year against 0% for the wider region. Today's modelled estimate of £350,000 is 28.6% below the 2016 sale of £490,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£632/sq ft) was about 113.7% above the typical sold price in the postcode. At 72 m² it sits well below the postcode median (136 m² across 21 EPCs), making it one of the more compact homes locally. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension and subdivision, meaningful when judging how the property has evolved. On the market in March 2016 and unlisted since — roughly 10 years.