Model valuation£417,0008 Busby Close
Local market context
Flat 12, 4 Waterhouse Lane, Kingswood, Tadworth, KT20 6EB
EPC B
Estimated value
£429,000
- Since the 2026 sale (£395,000)+9%
- Against KT20 6EB's recent median (£303,500)+41%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 02
Bedrooms
2
Bathrooms
2
Floor area
128 m²
1378 sq ft
Energy rating
B
Score 84
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
£429,000
- Against its 2026 sale (£395,000)+9%
- Against KT20 6EB's recent median (£303,500)+41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 12 is modelled from its 128 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in KT20 6EB. 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
128 m² from the EPC lodged in September 2024
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in KT20 6EB
5 sales, median £303,500 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Flat 12's sale-price growth has lagged the wider UK trajectory across its history on file.
Sales timeline
8 January 2026Most recent
£395,000
-3.7%over 11 years26 November 2014
£410,000
Median price across the last 5 sales in KT20 6EB: £303,500 (2025–2024).
Nearby sales in KT20 6EB
43a, Waterhouse Lane, Kingswood, Tadworth, KT20 6EB
Sold Mar 2025
£303,500Flat 1, 4 Waterhouse Lane, Kingswood, Tadworth, KT20 6EB
Sold Mar 2025
£300,000Flat 2, 4 Waterhouse Lane, Kingswood, Tadworth, KT20 6EB
Sold Jan 2025
£330,000Flat 4, 4 Waterhouse Lane, Kingswood, Tadworth, KT20 6EB
Sold Jan 2025
£275,000Flat 9, 4 Waterhouse Lane, Kingswood, Tadworth, KT20 6EB
Sold Aug 2024
£357,500
What this page doesn't show
1 potential issue has already been flagged for Flat 12, 4 Waterhouse Lane, Kingswood, Tadworth, KT20 6EB. 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 Flat 12
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 12 is a two-bedroom mid-terrace house in Kingswood, Tadworth, Tadworth (KT20 6EB). It has a recorded floor area of 128 m² (around 1378 sq ft) and construction records dating it to 2012 onwards. At 128 m² this is the largest unit on EPC record across the building (63–128 m²). The building's EPC ratings span C to B, with this unit at the top. Other recorded features include a balcony. The latest certificate (September 2024) returns a B (score 84), comfortably above the UK average. The rating has held steady at B across 2 certificates since September 2014. Between certificates, wall efficiency went from Good to Very Good; while window efficiency dropped from Very Good to Average.
At 128 m² the property is well over the postcode median (87 m² across 28 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold January 2026 for £395,000. On a £-per-square-foot basis, the last sale (£287/sq ft) was about 25.9% below the postcode norm.
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
Outside
- Private gardenYes
- ParkingAllocated
- BalconyYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about Flat 12
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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)
Sept 2024
EPC Rating
A
B
B84
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.9 t/year
Occupancy
Rented
Certificate validity
Valid until 19 September 2034
Property Improvements
Changes detected from historical EPC data
Sept 2024from Sept 2014
Walls
GoodVery Good
Wall insulation improved
Planning history
Applications and permits filed against Flat 12, 4 Waterhouse Lane, Kingswood, Tadworth, KT20 6EB, sourced from the PlanIt planning register.
Flat 12 has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Waterhouse Lane homes
Four headline reads against 26 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for Flat 12 lags the street by a wide margin.
Price per m²
£3,086
Street avg £3,759
Floor Area
128 m²
Street avg 84 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
1.9 t/year
Street avg 3.0 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
Kingswood Rail Station — railway station.
Closest school
1.0 km
Tadworth Primary School. 7 schools nearby.
Nearest schools
- Tadworth Primary SchoolPrimary982m
- Epsom Downs Community School & Early Years CentresPrimary1.7km
- Shawley Community Primary Academy & NurseryPrimary2.2km
- The Beacon SchoolSecondary2.2km
Nearest stops
- Kingswood Rail StationRailway station231m
- Kingswood Rail StationRailway station255m
- Shelvers WayBus stop594m
- Tadworth Court RoundaboutBus stop619m
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 6EB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.1dB
Night-time· 23:00 – 07:00
40.1dB
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
21st century2nd Floor FlatEPC BExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£402k
Chesham Heights, Flat A1, St Monicas Road, Kingswood
KT20 6DH
Flat2 bed2 bath
£377k
Chesham Heights, Flat A7, St Monicas Road, Kingswood
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Flat2 bed2 bath
£363k
Chesham Heights, Flat A8, St Monicas Road, Kingswood
KT20 6DH
Flat2 bed
£357k
Chesham Heights, Flat A14, St Monicas Road, Kingswood
KT20 6DH
Flat2 bed2 bath
£350k
Chesham Heights, Flat A3, St Monicas Road, Kingswood
KT20 6DH
Flat2 bed2 bath
£329k
Chesham Heights, Flat A12, St Monicas Road, Kingswood
KT20 6DH
Flat2 bed2 bath
£286k
Beechen House, Flat 2, Brighton Road, Lower Kingswood
KT20 6SB
Flat2 bed1 bath
£425k
Chesham Heights, Flat A5, St Monicas Road, Kingswood
KT20 6DH
Flat3 bed2 bath
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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 Flat 12 is modelled from its 128 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in KT20 6EB. 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 Flat 12. 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 Flat 12 was lodged in September 2024 at band B and is valid until September 2034. 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 Flat 12. 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 7 schools and 30 stops listed are measured in a straight line from KT20 6EB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 12, 4 Waterhouse Lane, Kingswood, Tadworth, KT20 6EB. Each answer is also embedded as structured data for search engines.
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- Every home in KT20 6EBSold prices, values and energy ratings for the postcode
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- Flat 12, 4 Waterhouse Lane, Kingswood, Tadworth valuationHow the estimate is built and what moves it
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