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Beech House, Flat 12, Sycamore Avenue, Woking, GU22 9FB

Estimated value

£389,000

  • Since the 2020 sale (£425,000)-8%
  • Against GU22 9FB's recent median (£365,000)+7%

Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor 03
Bedrooms
2
Bathrooms
2
Floor area
76 m²
818 sq ft
Energy rating
D
Score 61
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£389,000

  • Against its 2020 sale (£425,000)-8%
  • Against GU22 9FB's recent median (£365,000)+7%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Beech House is modelled from its 76 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU22 9FB. 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

    76 m² from the EPC lodged in February 2026

  • Sales of this home

    2 sales recorded, the latest in 2020

  • Recent sales in GU22 9FB

    5 sales, median £365,000 (2026–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on Beech House was the highest on Land Registry record across the postcode.

Sales timeline

  1. 21 February 2020Most recent

    £425,000

    +3.7%over 4 years

  2. 30 October 2015

    £409,950

Median price across the last 5 sales in GU22 9FB: £365,000 (2026–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for Beech House, Flat 12, Sycamore Avenue, Woking, GU22 9FB. 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

One time fee only - money back guarantee

Overview

About Beech House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Beech House is a two-bedroom semi-detached house in Woking (GU22 9FB). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 2012-2021 and council tax band C. At 76 m² this is the 8th smallest of 12 units on EPC record in Beech House, where floor areas span 45–85 m². The building's EPC ratings span D to B, with this unit at the bottom. On EPC score it ranks last in the building (61 versus a best of 90). Other recorded features include a balcony. The latest certificate (February 2026) shows a D (score 61), on the cusp of jumping into the C band. Earlier certificates rated it C (November 2015); the latest reading is one band lower. Between certificates, roof efficiency dropped from Very Good to Good and window efficiency dropped from Very Good to Average. The recommended improvements would push it to C (score 78). Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.

At 76 m² the property is well over the postcode median (54 m² across 11 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2015–2020, sale prices on this property compounded at 0.8% per year. On a £-per-square-foot basis, the last sale (£520/sq ft) was about 15.5% above the typical sold price in the postcode. Sold February 2020 for £425,000.

Specifications

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

  • Bedrooms2
  • Bathrooms2
  • Open-plan layoutYes
  • EnsuiteYes

Outside

  • BalconyYes

Building

  • Heating systemElectric
  • RefurbishedYes
Before you decide

Everything you need to know about Beech House

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Beech House sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 2)
Feb 2026

EPC Rating

A
B
C
D
D61
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
0.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 2 February 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2026from Nov 2015
EPC improved fromC77toD61
Renewable Energy
NoneSolar HW

Solar water heating installed

Planning

Planning history

Applications and permits filed against Beech House, Flat 12, Sycamore Avenue, Woking, GU22 9FB, sourced from the PlanIt planning register.

Beech House has no planning applications on record.

1

But the area is active

1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Sycamore Avenue homes

Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.

Beech House is notably below the street on epc rating.

Price per m²

£5,592

Street avg £5,210

Strongly above

Floor Area

76 m²

Street avg 62 m²

Above

Habitable Rooms

3 rooms

Street avg 2 rooms

Strongly above

CO₂ Emissions

0.8 t/year

Street avg 0.8 t/year

On par
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

0.1 km

Leisure Centre — bus stop.

Closest school

0.7 km

Barnsbury Primary School and Nursery. 15 schools nearby.

Nearest schools

  • Barnsbury Primary School and NurseryPrimary699m
  • Kingfield Primary SchoolPrimary756m
  • St John the Baptist Catholic Comprehensive School, WokingSecondary788m
  • Woking College16 plus804m

Nearest stops

  • Leisure CentreBus stop145m
  • Claremont AvenueBus stop343m
  • Elmbridge LaneBus stop367m
  • Hawthorn CloseBus stop379m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around GU22 9FB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for GU22 9FB

Daytime· 07:00 – 23:00

51.0dB

Low
Night-time road noise heatmap for GU22 9FB

Night-time· 23:00 – 07:00

42.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

21st century3rd Floor FlatEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£396k

Beech House, Flat 1, Sycamore Avenue

GU22 9FB

Flat2 bed2 bath
£360k

Ash House, Flat 2, Acer Grove

GU22 9FL

Flat2 bed2 bath
£358k

Ash House, Flat 5, Acer Grove

GU22 9FL

Flat2 bed2 bath
£342k

Beech House, Flat 10, Sycamore Avenue

GU22 9FB

Flat2 bed2 bath
£259k

Ash House, Flat 7, Acer Grove

GU22 9FL

Flat1 bed
£255k

Ash House, Flat 3, Acer Grove

GU22 9FL

Flat1 bed1 bath
£251k

Ash House, Flat 4, Acer Grove

GU22 9FL

Flat1 bed1 bath
£395k

Beech House, Flat 11, Sycamore Avenue

GU22 9FB

Flat

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Beech House is modelled from its 76 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU22 9FB. 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 Beech House. 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 Beech House was lodged in February 2026 at band D and is valid until February 2036. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Beech House. 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 15 schools and 30 stops listed are measured in a straight line from GU22 9FB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Beech House is in council tax band C. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Beech House, Flat 12, Sycamore Avenue, Woking, GU22 9FB. Each answer is also embedded as structured data for search engines.

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