2 Stairs Hill, Empshott, Liss, GU33 6HP
About 2 Stairs Hill
2 Stairs Hill is a three-bedroom semi-detached house in Empshott, Liss, Liss (GU33 6HP). It has a recorded floor area of 119 m² (around 1281 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (May 2012) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 83), a 3-band jump. Main heating runs on oil. The latest certificate is from May 2012, so improvements made since then won't be reflected.
Today's modelled estimate of £596,000 sits 50.9% above the 2012 sale of £395,000. On a £-per-square-foot basis, the last sale (£308/sq ft) was about 24.5% below the postcode norm. At 119 m² it's 17.8% larger than the typical home in the postcode (101 m² median across 4 EPCs). On the market in December 2012 and unlisted since — roughly 13 years.
Know exactly what you're buying at 2 Stairs Hill
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
Energy performance
2 Stairs Hill's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 07 May 2022
EPC Rating
Planning history
2 Stairs Hill has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
We flagged 1 thing worth checking at 2 Stairs Hill
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
2 Stairs Hill valuation sits well clear of the typical sold price in this postcode.
£596,000
Modelled from EPC, postcode comparables.
£395,000
Recorded with HM Land Registry.
Sales timeline
7 December 2012Most recent
£395,000
Median price across the last 5 sales in GU33 6HP: £435,000 (2025–2007).
Everything we know about 2 Stairs Hill, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Stairs Hill homes
Floor Area for 2 Stairs Hill runs comfortably ahead of the street norm.
Price per m²
£3,319
Street avg £5,169
Floor Area
119 m²
Street avg 95 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
7.1 t/year
Street avg 8.0 t/year
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1 Greatham Cottages, Longmoor Road, Greatham
GU33 6AG
1 Greenfield, Hawkley
GU33 6NL
1 Flexcombe Farm Cottages, Flexcombe Lane, Flexcombe
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1 Hawkley House, Farnham Road
GU33 6JQ
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Church Lane — bus stop.
Closest school
1.7 km
Greatham Primary School. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
46.2dB
Night-time· 23:00 – 07:00
38.7dB