Model valuation£417,0008 Busby Close
Local market context
Sleepy Hollow, Warren Drive, Kingswood, Tadworth, KT20 6PY
Estimated value
£3,313,000
- Against KT20 6PY's recent median (£2,239,000)+48%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
12
From EPC
Floor area
774 m²
8331 sq ft
Energy rating
C
Score 78
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
£3,313,000
- Against KT20 6PY's recent median (£2,239,000)+48%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Sleepy Hollow is modelled from its 774 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in KT20 6PY. 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
774 m² from the EPC lodged in February 2013
Sales of this home
No sale recorded since 1995
Recent sales in KT20 6PY
5 sales, median £2,239,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | 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.
Sleepy Hollow has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in KT20 6PY: £2,239,000 (2025–2018).
Nearby sales in KT20 6PY
Wynwood House, Warren Drive, Kingswood, Tadworth, KT20 6PY
Sold Dec 2025
£3,000,000Tuckaway, Warren Drive, Kingswood, Tadworth, KT20 6PY
Sold Nov 2023
£1,475,000Morningside, Warren Drive, Kingswood, Tadworth, KT20 6PY
Sold Aug 2019
£4,800,000Warren Oak, Warren Drive, Kingswood, Tadworth, KT20 6PY
Sold Sept 2018
£2,239,000Oakwood House, Warren Drive, Kingswood, Tadworth, KT20 6PY
Sold Dec 2017
£2,150,000
What this page doesn't show
1 potential issue has already been flagged for Sleepy Hollow, Warren Drive, Kingswood, Tadworth, KT20 6PY. 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 Sleepy Hollow
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Sleepy Hollow is a detached house in Kingswood, Tadworth, Tadworth (KT20 6PY). It has a recorded floor area of 774 m² (around 8331 sq ft), construction records dating it to 2007 onwards and council tax band H. The latest certificate (February 2013) shows a C (score 78), near the top of the C band. Earlier certificates rated it B (October 2011); the latest reading is one band lower. Between certificates, lighting went from Average to Good; while wall efficiency dropped from Very Good to Good. The latest certificate is from February 2013, so improvements made since then won't be reflected.
At 774 m² the property is well over the postcode median (447 m² across 12 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about Sleepy Hollow
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.
Sleepy Hollow'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 20 Feb 2023
Current Certificate(1 of 2)
Feb 2013
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
16.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 20 February 2023
Property Improvements
Changes detected from historical EPC data
Feb 2013from Oct 2011
EPC improved fromB82toC78
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against Sleepy Hollow, Warren Drive, Kingswood, Tadworth, KT20 6PY, sourced from the PlanIt planning register.
Sleepy Hollow 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 Warren Drive homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Sleepy Hollow outperforms the street on floor area by a wide margin.
EPC Rating
78 (C)
Street avg 70 (C)
Floor Area
774 m²
Street avg 478 m²
CO₂ Emissions
16.0 t/year
Street avg 11.4 t/year
Habitable Rooms
12 rooms
Street avg 11 rooms
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
0.3 km
Kingswood Rail Station — railway station.
Closest school
1.3 km
Tadworth Primary School. 6 schools nearby.
Nearest schools
- Tadworth Primary SchoolPrimary1.3km
- Epsom Downs Community School & Early Years CentresPrimary2.2km
- Walton-on-the-Hill Primary SchoolPrimary2.6km
- The Beacon SchoolSecondary2.6km
Nearest stops
- Kingswood Rail StationRailway station305m
- Kingswood Rail StationRailway station316m
- Tadworth Court RoundaboutBus stop913m
- Mill RoadBus stop1.0km
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 6PY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.7dB
Night-time· 23:00 – 07:00
37.5dB
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
21st centuryDetached HouseEPC CDetached over 300m²
Because the property is a large detached home over 300m², we believe a Level 3 building survey should be considered.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.8m
1 Beeches Wood, Kingswood
KT20 6PR
6 bed4 bath
£1.7m
1 Ballantyne Drive, Kingswood
KT20 6EA
£1.7m
1 Garden Farm Close, Kingswood
KT20 6BF
£1.0m
1 Birch Grove, Kingswood
KT20 6QU
£945k
1 Can Hatch, Burgh Heath
KT20 6DS
5 bed
£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 Sleepy Hollow is modelled from its 774 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in KT20 6PY. 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. No sale is recorded for Sleepy Hollow, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Sleepy Hollow was lodged in February 2013 at band C and expired in February 2023, so a new one is needed to sell or let. 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 Sleepy Hollow. 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 6 schools and 30 stops listed are measured in a straight line from KT20 6PY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Sleepy Hollow 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 Sleepy Hollow, Warren Drive, Kingswood, Tadworth, KT20 6PY. 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 6PYSold prices, values and energy ratings for the postcode
- KT 20 property marketPrices, postcodes, schools and transport across the district
- Sleepy Hollow, Warren Drive, 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