16 Beeches End, Boston Spa, Wetherby, LS23 6HL
About 16 Beeches End
16 Beeches End is a four-bedroom semi-detached house in Boston Spa, Wetherby, Wetherby (LS23 6HL). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (March 2019) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump.
At 109 m² it sits well below the postcode median (158 m² across 11 EPCs), making it one of the more compact homes locally. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include tree works and an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £556,000 is 26.4% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£375/sq ft) was about 15.9% above the typical sold price in the postcode. Sold October 2019 for £440,000.
Know exactly what you're buying at 16 Beeches End
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms4
- Bathrooms1
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
Council records include a part-single-part-two-storey side and rear extension at 16 Beeches End.
- Dec 2025Tree WorksTreesIn report
T1 grand Fir - Fell. The tree is an unsuitable species for this position and completely dominates the rear garden of the property. Seek to replace with 1 or 2 smaller native species such as Rowan, Hawthorn or Field Maple T2 grand Fir - Fell. The tree is a wholly unsuitable species for such a position and dominates the rear garden. Also much of its canopy overhangs the garden of the neighbouring property. It has been severely 'topped' in the past and this has distorted the subsequent growth of the crown. Seek to replace with 1 or 2 smaller native species as with T1 above
- Documents
- 5 docs on file
- Reference
- 25/06078/TR
- Jun 2020ExtensionFullIn report
Extension: Part single, part two storey · Side and rear of property
First floor part two storey side extension and single storey rear extension with pergola
- Documents
- 6 docs on file
- Reference
- 20/01743/FU
We flagged 1 thing worth checking at 16 Beeches End
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
16 Beeches End valuation sits well clear of the typical sold price in this postcode.
£556,000
Modelled from EPC, postcode comparables.
£440,000
Recorded with HM Land Registry.
Sales timeline
17 October 2019Most recent
£440,000
Median price across the last 5 sales in LS23 6HL: £600,000 (2025–2017).
Nearby sales in LS23 6HL
14 Beeches End, Boston Spa, Wetherby, LS23 6HL
Sold Nov 2025
£570,00017 Beeches End, Boston Spa, Wetherby, LS23 6HL
Sold Mar 2024
£880,00010 Beeches End, Boston Spa, Wetherby, LS23 6HL
Sold Feb 2021
£475,00015 Beeches End, Boston Spa, Wetherby, LS23 6HL
Sold Feb 2021
£600,0008 Beeches End, Boston Spa, Wetherby, LS23 6HL
Sold Jun 2017
£620,000
Everything we know about 16 Beeches End, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Beeches End homes
16 Beeches End is notably below the street on floor area.
Price per m²
£4,037
Street avg £3,959
Floor Area
109 m²
Street avg 144 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
4.6 t/year
Street avg 5.4 t/year
Similar properties nearby
1 Ashmead, Clifford
LS23 6PW
1 Byland Close, Boston Spa
LS23 6PU
1 Bowcliffe Mews, Nursery Way, Clifford
LS23 6FH
1 Chaly Fields, Boston Spa
LS23 6BE
1 Bolton Way, Boston Spa
LS23 6PT
1 Chapel Lane, Clifford
LS23 6HU
1 Burns Way, Clifford
LS23 6TA
1 Albion Close, Clifford
LS23 6SD
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Grove Rd Green Lane — bus stop.
Closest school
0.2 km
St Mary's Church of England Controlled Primary School Boston Spa. 6 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
47.8dB
Night-time· 23:00 – 07:00
38.3dB