Model valuation£417,0008 Busby Close
Local market context
The Paddock, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU
1 planning record
Estimated value
£952,000
- Since the 2005 sale (£560,000)+70%
- Against KT20 6DU's recent median (£742,500)+28%
Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
4
Floor area
115 m²
1238 sq ft
Energy rating
C
Score 73
Council tax
Band G
Tenure
Private Rental
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
£952,000
- Against its 2005 sale (£560,000)+70%
- Against KT20 6DU's recent median (£742,500)+28%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The Paddock is modelled from its 115 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in KT20 6DU. 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
115 m² from the EPC lodged in October 2022
Sales of this home
1 sale recorded, the latest in 2005
Recent sales in KT20 6DU
5 sales, median £742,500 (2024–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The Paddock valuation sits well clear of the typical sold price in this postcode.
Sales timeline
15 December 2005Most recent
£560,000
Median price across the last 5 sales in KT20 6DU: £742,500 (2024–2014).
Nearby sales in KT20 6DU
Long Barn, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU
Sold Sept 2024
£1,340,000White Timbers, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU
Sold May 2022
£929,000The Stables, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU
Sold Sept 2020
£742,500Flint Barn, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU
Sold Nov 2007
£725,000Meadowcroft, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU
Sold Apr 2003
£425,000
What this page doesn't show
1 potential issue has already been flagged for The Paddock, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU. 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
About The Paddock
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Paddock is a four-bedroom detached house in Kingswood, Tadworth, Tadworth (KT20 6DU). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to 1996-2002 and council tax band G. The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include outbuildings. The latest certificate (October 2022) shows a C (score 73). The rating has held steady at C across 2 certificates since November 2012. Between certificates, lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 84).
It hasn't traded since December 2005, a hold of 21 years that's notably long for the area. Today's modelled estimate of £952,000 sits 70% above the 2005 sale of £560,000. One planning record on file: an extension approved in 2009. Past consents include an extension and a porch, meaningful when judging how the property has evolved. At 115 m² it's 16.1% smaller than the typical home in the postcode (137 m² median across 4 EPCs).
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
- Bedrooms4
- Bathrooms4
- Dining roomYes
Outside
- DrivewayYes
- OutbuildingsYes
Building
- Central heatingYes
- Underfloor heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about The Paddock
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
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 2022
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Rented
Certificate validity
Valid until 25 October 2032
Property Improvements
Changes detected from historical EPC data
Oct 2022from Nov 2012
Low Energy Lighting
8%100%
More low energy lighting installed
Planning history
Applications and permits filed against The Paddock, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU, sourced from the PlanIt planning register.
1 application on record at The Paddock, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU
1decisions1extensions10documents7nearby
- Apr 2009PorchFullOutcome in report
Extension: Single storey · Side of property
Erection of single storey side extension and new entrance porch. Drawing Number GA/ 2805/01 Rev 0.
Extension- Documents
- 10 docs on file
- Reference
- 09/00110/F
Unlock The Paddock, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 7 notable nearby
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Waterhouse Lane homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
The Paddock outperforms the street on years held by a wide margin.
Price per m²
£4,870
Street avg £6,211
Floor Area
115 m²
Street avg 170 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
3.5 t/year
Street avg 7.0 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Tadworth district page.
Rail-style transport is unusually close for this postcode.
Crime
96/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Shelvers Way — bus stop.
Closest school
0.8 km
Tadworth Primary School. 10 schools nearby.
Nearest schools
- Tadworth Primary SchoolPrimary805m
- Epsom Downs Community School & Early Years CentresPrimary1.3km
- Shawley Community Primary Academy & NurseryPrimary1.8km
- The Beacon SchoolSecondary2.0km
Nearest stops
- Shelvers WayBus stop182m
- Vernon WalkBus stop357m
- Tadworth Court RoundaboutBus stop545m
- Kingswood Rail StationRailway station641m
Most reported crime locally
- Violence & Sexual Offences522 reports39%
- Anti-social Behaviour252 reports19%
- Public Order115 reports9%
- Criminal Damage & Arson105 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around KT20 6DU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.2dB
Night-time· 23:00 – 07:00
41.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached BungalowEPC CPermanent outbuildings
Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,495 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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KT20 6HX
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£664k
1 Egmont Way, Burgh Heath
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£537k
1 Beechen Lane, Lower Kingswood
KT20 6RY
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£531k
1 Chapel Terrace, Brighton Road, Lower Kingswood
KT20 6SX
3 bed1 bath
£469k
1 Broomfield Cottages, Brighton Road, Burgh Heath
KT20 6BW
3 bed1 bath
£417k
1 Clocktower Mews, Brighton Road, Kingswood
KT20 6QZ
3 bed1 bath
1 Bears Den, Kingswood
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4 bed
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for The Paddock is modelled from its 115 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in KT20 6DU. 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. 1 sale is recorded for The Paddock. 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 The Paddock was lodged in October 2022 at band C and is valid until October 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to The Paddock. 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 14 months, which places each incident at an approximate point. The 10 schools and 30 stops listed are measured in a straight line from KT20 6DU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- The Paddock is in council tax band G. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about The Paddock, Waterhouse Lane, Kingswood, Tadworth, KT20 6DU. Each answer is also embedded as structured data for search engines.
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