Model valuation£417,0008 Busby Close
Local market context
Woodhay, Sandy Lane, Kingswood, Tadworth, KT20 6NE
3 sales on record3 planning records
Estimated value
£1,171,000
- Since the 2016 sale (£955,000)+23%
- Against KT20 6NE's recent median (£1,425,000)-18%
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
Habitable rooms
6
From EPC
Floor area
118 m²
1270 sq ft
Energy rating
D
Score 55
Council tax
Band G
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
£1,171,000
- Against its 2016 sale (£955,000)+23%
- Against KT20 6NE's recent median (£1,425,000)-18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Woodhay is modelled from its 118 m² EPC floor area, its 3 recorded sales 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
118 m² from the EPC lodged in December 2015
Sales of this home
3 sales recorded, the latest in 2016
Recent sales in KT20 6NE
5 sales, median £1,425,000 (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 3 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.
Woodhay has more than tripled in price since its earliest registered sale in 1995.
Sales timeline
30 March 2016Most recent
£955,000
+41.5%over 10 years8 September 2005
£675,000
+170.0%over 9 years17 October 1995
£250,000
Median price across the last 5 sales in KT20 6NE: £1,425,000 (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
£2,000,000Warren Farmhouse, Sandy Lane, Kingswood, Tadworth, KT20 6NE
Sold Nov 2019
£1,425,000
What this page doesn't show
1 potential issue has already been flagged for Woodhay, 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 Woodhay
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Woodhay is a detached house in Kingswood, Tadworth, Tadworth (KT20 6NE). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to 1983-1990 and council tax band G. The latest certificate (December 2015) shows a D (score 55), a step below the typical UK home. The recommended improvements would push it to C (score 78). The latest certificate is from December 2015, so improvements made since then won't be reflected.
At 118 m² it sits well below the postcode median (287 m² across 10 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, a garage conversion, a porch and a conservatory, meaningful when judging how the property has evolved. Across 1995–2016, sale prices on this property compounded at 6.8% per year. Today's modelled estimate of £1,171,000 is 22.6% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£752/sq ft) was about 76.1% above the typical sold price in the postcode. Last sold in March 2016, so it's been off the market for around 10 years.
Before you decide
Everything you need to know about Woodhay
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Woodhay'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 14 Dec 2025
Current Certificate
Dec 2015EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
6.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 14 December 2025
Planning history
Applications and permits filed against Woodhay, Sandy Lane, Kingswood, Tadworth, KT20 6NE, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
3 applications on record at Woodhay, Sandy Lane, Kingswood, Tadworth, KT20 6NE
3decisions2extensions25documents7nearby
Flagged:Demolition
- Sept 2016PorchFullOutcome in report
Extension: Rear of property
Alterations to existing house and provision of a detached double garage. Works include conversion of an integral garage to a bedroom and demolition/replacement of a conservatory at the rear, plus a small rear extension. Alteration of fenestration to the front elevation and provision of a storm porch. As amended on 16/08/2016
ExtensionDemolition- Documents
- 10 docs on file
- Reference
- 16/01399/HHOLD
- More recent applications — locked
- TreesNov 2017Decision
- Garage ConversionJan 2017Decision
Unlock Woodhay, 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 (3 on record)
- All 3 applications on this property in full, plus 7 notable nearby
- The 25 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Sandy Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Woodhay outperforms the street on price per m² by a wide margin.
Price per m²
£8,093
Street avg £5,241
Floor Area
118 m²
Street avg 335 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
6.5 t/year
Street avg 6.8 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 2 HomeBuyer Report
Late 20th centuryDetached BungalowEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £1,245 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.0m
1 Birch Grove, Kingswood
KT20 6QU
£945k
1 Can Hatch, Burgh Heath
KT20 6DS
5 bed
£1.7m
1 Garden Farm Close, Kingswood
KT20 6BF
£1.7m
1 Ballantyne Drive, Kingswood
KT20 6EA
£1.8m
1 Beeches Wood, Kingswood
KT20 6PR
6 bed4 bath
£742k
1 Bonsor Drive, Kingswood
KT20 6HX
4 bed
£664k
1 Egmont Way, Burgh Heath
KT20 6BT
3 bed1 bath
£645k
1 Green Lane, Lower Kingswood
KT20 6TB
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 Woodhay is modelled from its 118 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for Woodhay. 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 Woodhay was lodged in December 2015 at band D and expired in December 2025, 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. 3 applications are matched to Woodhay. 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
- Woodhay 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 Woodhay, Sandy Lane, Kingswood, Tadworth, KT20 6NE. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in KT20 6NESold prices, values and energy ratings for the postcode
- KT 20 property marketPrices, postcodes, schools and transport across the district
- Woodhay, Sandy Lane, Kingswood, Tadworth valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales