Model valuation£417,0008 Busby Close
Local market context
Holly Cottage, Boxhill Road, Tadworth, KT20 7JF
Estimated value
£659,000
- Since the 1997 sale (£134,950)+388%
- Against KT20 7JF's recent median (£562,500)+17%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
99 m²
1066 sq ft
Energy rating
D
Score 65
Council tax
Band E
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
£659,000
- Against its 1997 sale (£134,950)+388%
- Against KT20 7JF's recent median (£562,500)+17%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Holly Cottage is modelled from its 99 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in KT20 7JF. 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
99 m² from the EPC lodged in May 2026
Sales of this home
1 sale recorded, the latest in 1997
Recent sales in KT20 7JF
5 sales, median £562,500 (2015–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2015 | 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.
Latest sale on Holly Cottage was the lowest on Land Registry record across the postcode.
Sales timeline
21 August 1997Most recent
£134,950
Median price across the last 5 sales in KT20 7JF: £562,500 (2015–2006).
Nearby sales in KT20 7JF
Light House, Boxhill Road, Tadworth, KT20 7JF
Sold Apr 2015
£649,000Shambles, Boxhill Road, Tadworth, KT20 7JF
Sold Jun 2014
£645,0001 Boxhill Nurseries, Boxhill Road, Tadworth, KT20 7JF
Sold Oct 2007
£554,000Bedlam, Boxhill Road, Tadworth, KT20 7JF
Sold Jun 2007
£560,000Ashcombe, Boxhill Road, Tadworth, KT20 7JF
Sold Sept 2006
£562,500
What this page doesn't show
1 potential issue has already been flagged for Holly Cottage, Boxhill Road, Tadworth, KT20 7JF. 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
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About Holly Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Holly Cottage is a detached house in Tadworth (KT20 7JF). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (May 2026) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 84), a 2-band jump. This certificate was lodged in the last six months, so the rating reflects current condition.
Untraded for 29 years, with the last transfer in August 1997. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £659,000 sits 388.3% above the 1997 sale of £134,950. On a £-per-square-foot basis, the last sale (£127/sq ft) was about 55.5% below the postcode norm. At 99 m² it sits well below the postcode median (159 m² across 5 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about Holly Cottage
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
May 2026EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 May 2036
Planning history
Applications and permits filed against Holly Cottage, Boxhill Road, Tadworth, KT20 7JF, sourced from the PlanIt planning register.
Holly Cottage has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Boxhill Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Holly Cottage runs well behind the street norm.
Price per m²
£1,363
Street avg £3,959
Floor Area
99 m²
Street avg 155 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.1 t/year
Street avg 4.7 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
0.1 km
Post Office — bus stop.
Closest school
2.4 km
North Downs Primary School. 1 school nearby.
Nearest schools
- North Downs Primary SchoolPrimary2.4km
Nearest stops
- Post OfficeBus stop107m
- The TreeBus stop249m
- Woodlands ParkBus stop449m
- Station RoadBus stop942m
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 7JF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.0dB
Night-time· 23:00 – 07:00
36.1dB
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 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.
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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 7RP
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1 Heathend Cottages, Deans Lane, Walton On The Hill
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£718k
1 Dents Grove, Lower Kingswood
KT20 7DX
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£752k
1 Duffield Road, Walton On The Hill
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3 bed
£570k
1 Grove Cottages, Sandlands Grove, Walton On The Hill
KT20 7UZ
£550k
1 Chequers Close, Walton On The Hill
KT20 7SR
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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 Holly Cottage is modelled from its 99 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in KT20 7JF. 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 Holly Cottage. 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 Holly Cottage was lodged in May 2026 at band D and is valid until May 2036. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Holly Cottage. 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 1 school and 30 stops listed are measured in a straight line from KT20 7JF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Holly Cottage is in council tax band E. 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 Holly Cottage, Boxhill Road, Tadworth, KT20 7JF. Each answer is also embedded as structured data for search engines.
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