Model valuation£417,0008 Busby Close
Local market context
Warren Farmhouse, Sandy Lane, Kingswood, Tadworth, KT20 6NE
Swimming poolNotable views2 planning records
Estimated value
£2,000,000
- Since the 2019 sale (£1,425,000)+40%
- Against KT20 6NE's recent median (£2,000,000)0%
Newest record on this page: September 2023. 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
253 m²
2718 sq ft
Energy rating
E
Score 52
Council tax
Band H
Tenure
Owner Occupied
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
£2,000,000
- Against its 2019 sale (£1,425,000)+40%
- Against KT20 6NE's recent median (£2,000,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Warren Farmhouse is modelled from its 253 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in KT20 6NE. 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
253 m² from the EPC lodged in May 2009
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in KT20 6NE
5 sales, median £2,000,000 (2023–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Warren Farmhouse valuation sits well clear of the typical sold price in this postcode.
Sales timeline
29 November 2019Most recent
£1,425,000
Median price across the last 5 sales in KT20 6NE: £2,000,000 (2023–2019).
Nearby sales in KT20 6NE
6 Golf Club Cottages, Sandy Lane, Kingswood, Tadworth, KT20 6NE
Sold Sept 2023
£555,000Malindi, Sandy Lane, Kingswood, Tadworth, KT20 6NE
Sold Jun 2023
£1,350,000Orchard End, Sandy Lane, Kingswood, Tadworth, KT20 6NE
Sold Feb 2021
£2,100,000Ape Hill, Sandy Lane, Kingswood, Tadworth, KT20 6NE
Sold Dec 2019
£2,000,000Gleneagles, Sandy Lane, Kingswood, Tadworth, KT20 6NE
Sold Aug 2019
£2,850,000
What this page doesn't show
1 potential issue has already been flagged for Warren Farmhouse, Sandy Lane, Kingswood, Tadworth, KT20 6NE. 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 Warren Farmhouse
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Warren Farmhouse is a four-bedroom detached house in Kingswood, Tadworth, Tadworth (KT20 6NE). It has a recorded floor area of 253 m² (around 2718 sq ft), construction records dating it to before 1900 and council tax band H. There is a swimming pool on the plot, uncommon for the area. Other recorded features include notable views, attached land beyond the plot and a basement. The latest certificate (May 2009) shows an E (score 52), well below the UK norm with real room to improve. The latest certificate is from May 2009, so improvements made since then won't be reflected.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Today's modelled estimate of £2,000,000 is 40.4% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£524/sq ft) was about 22.8% above the typical sold price in the postcode. Most recent transfer: November 2019 at £1,425,000.
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
- Open-plan layoutYes
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
- BasementYes
Outside
- GarageDouble, Detached
- LandYes
- Notable viewsYes
- Swimming poolYes
Before you decide
Everything you need to know about Warren Farmhouse
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.
Warren Farmhouse sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 May 2019
Current Certificate
May 2009EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 18 May 2019
Planning history
Applications and permits filed against Warren Farmhouse, Sandy Lane, Kingswood, Tadworth, KT20 6NE, sourced from the PlanIt planning register.
2 applications on record at Warren Farmhouse, Sandy Lane, Kingswood, Tadworth, KT20 6NE
2decisions2extensions50documents7nearby
- Jul 2022PorchFullOutcome in report
Demolition of existing garage and other outbuildings, erection of two storey side and single storey extensions, new entrance porch, driveway and detached garage with ancillary accommodation above. As amended on 11/07/2022.
Extension- Documents
- 32 docs on file
- Reference
- 22/00492/HHOLD
- More recent applications — locked
- PorchSept 2023Decision
Unlock Warren Farmhouse, Sandy Lane, Kingswood, Tadworth, KT20 6NE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 7 notable nearby
- The 50 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Sandy Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Warren Farmhouse is notably below the street on co₂ emissions.
Price per m²
£5,643
Street avg £5,547
Floor Area
253 m²
Street avg 322 m²
Habitable Rooms
11 rooms
Street avg 6 rooms
CO₂ Emissions
12.0 t/year
Street avg 6.3 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
96/mo
Steady year-on-year across the wider district.
Nearest stop
0.9 km
Warren Lodge Drive — bus stop.
Closest school
1.7 km
Tadworth Primary School. 4 schools nearby.
Nearest schools
- Tadworth Primary SchoolPrimary1.7km
- Kingswood Primary SchoolPrimary2.0km
- Walton-on-the-Hill Primary SchoolPrimary2.6km
- Epsom Downs Community School & Early Years CentresPrimary3.0km
Nearest stops
- Warren Lodge DriveBus stop940m
- Chipstead LaneBus stop984m
- Mill RoadBus stop1.1km
- Kingswood Rail StationRailway station1.1km
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 6NE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.5dB
Night-time· 23:00 – 07:00
36.0dB
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
Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,795 · 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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1 Beeches Wood, Kingswood
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1 Bears Den, Kingswood
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£664k
1 Egmont Way, Burgh Heath
KT20 6BT
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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
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1 Broomfield Cottages, Brighton Road, Burgh Heath
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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 Warren Farmhouse is modelled from its 253 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in KT20 6NE. 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 Warren Farmhouse. 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 Warren Farmhouse was lodged in May 2009 at band E and expired in May 2019, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Warren Farmhouse. 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 4 schools and 30 stops listed are measured in a straight line from KT20 6NE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Warren Farmhouse is in council tax band H. 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 Warren Farmhouse, Sandy Lane, Kingswood, Tadworth, KT20 6NE. Each answer is also embedded as structured data for search engines.
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