2 Beech Place, Western Road, Liss, GU33 7AG
About 2 Beech Place
2 Beech Place is a three-bedroom detached house in Liss (GU33 7AG). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1996-2002 and council tax band E. Other recorded features include outbuildings. Our model identifies extension potential, subject to local planning policy. The latest certificate (February 2019) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 86).
5 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Across 2001–2021, sale prices on this property compounded at 5% per year. Today's modelled estimate of £549,000 is 15.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£480/sq ft) was about 85.4% above the typical sold price in the postcode. Sold August 2021 for £475,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 2 Beech Place
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
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Outside
- GarageYes
- OutbuildingsYes
Building
- Extension potentialPossible
Energy performance
EPC Rating
Planning history
- Dec 2022Tree WorksTreesIn report
T1 - Beech - Beech Located at rear of property in rear garden, to be reduced due to encroachment of surrounding property. To be pruned back to previous pruning points or the following: Each branch is 6.5 meter width reduced by 1 metre from each side leaving branch lengths of 5.5 meters to the North, South, East and West. 15.5 meter height reduced by 2.5 meters to leave a 13 meter height.T2 - Walnut -Reduction due to encroachment on properties. Walnut located at front of property over driveway. Reduce 10 meter height by 1.4 meters leaving a height of 8.6 meters. Reduce 6 meter widths toward North and South garden by 1 meters leaving branch lengths of 5 meters. Reduce 6 meter branch lengths toward East and West by 1.2 meters leaving branch lengths of 4.8 meters.
- Agent
- South Downs Tree Services
- Documents
- 4 docs on file
- Reference
- SDNP/22/05229/TPO
- Apr 2018Tree WorksTreesIn report
Beech. Reduce the lower laterals by 2m to leave a crown spread radius of 7m to suitable growth points. No reduction in height. Crown thin by 20%.Walnut. Crown lift to 5m and crown thin by 20%
- Documents
- 5 docs on file
- Reference
- SDNP/18/01171/TPO
We flagged 1 thing worth checking at 2 Beech Place
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
Sale price has at least doubled since 2001.
£549,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.0% per year over 20 years.
£475,000
Growth on file: 5.0% per year over 20 years.
Sales timeline
5 August 2021Most recent
£475,000
+171.5%over 20 years19 April 2001
£174,950
Median price across the last 5 sales in GU33 7AG: £560,000 (2025–2023).
Everything we know about 2 Beech Place, 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 Western Road homes
2 Beech Place outperforms the street on price per m² by a wide margin.
Price per m²
£5,163
Street avg £3,861
Floor Area
92 m²
Street avg 109 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.3 t/year
Street avg 5.1 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Liss Rail Station — railway station.
Closest school
0.8 km
Liss Junior School. 3 schools 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
49.0dB
Night-time· 23:00 – 07:00
40.1dB