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12 Beecham Berry, Basingstoke, RG22 4PB

2 planning records

Estimated value

£294,000

  • Since the 2016 sale (£230,000)+28%
  • Against RG22 4PB's recent median (£277,500)+6%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
2
Floor area
56 m²
603 sq ft
Energy rating
E
Score 49
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£294,000

  • Against its 2016 sale (£230,000)+28%
  • Against RG22 4PB's recent median (£277,500)+6%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Beecham Berry is modelled from its 56 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG22 4PB. 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

    56 m² from the EPC lodged in February 2014

  • Sales of this home

    2 sales recorded, the latest in 2016

  • Recent sales in RG22 4PB

    5 sales, median £277,500 (2025–2025)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

12 Beecham Berry valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 28 April 2016Most recent

    £230,000

    +28.5%over 1 year

  2. 12 August 2014

    £179,000

Median price across the last 5 sales in RG22 4PB: £277,500 (2025–2025).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 Beecham Berry, Basingstoke, RG22 4PB. 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

Overview

About 12 Beecham Berry

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

12 Beecham Berry is a two-bedroom semi-detached house in Basingstoke (RG22 4PB). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (February 2014) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 90), a 3-band jump. Main heating runs on electricity. The latest certificate is from February 2014, so improvements made since then won't be reflected.

At 56 m² the property is well over the postcode median (43 m² across 51 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 2014–2016, sale prices on this property compounded at 15.8% per year. Today's modelled estimate of £294,000 is 27.8% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£382/sq ft) was about 63.3% above the typical sold price in the postcode. Last sold in April 2016, so it's been off the market for around 10 years.

Specifications

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

  • Bedrooms2

Outside

  • Private gardenRear
  • ParkingYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 12 Beecham Berry

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 13 Feb 2024

Current Certificate
Feb 2014

EPC Rating

A
B
C
D
E
E49
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 13 February 2024

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 12 Beecham Berry, Basingstoke, RG22 4PB, sourced from the PlanIt planning register.

Planning history includes both a loft conversion and an extension — the classic family-home expansion.

2 applications on record at 12 Beecham Berry, Basingstoke, RG22 4PB

2decisions2extensions19documents3nearby
  1. Apr 2023
    Loft ConversionOutline
    Outcome in report

    Certificate of lawfulness for the proposed development of a rear dormer with roof lights on the front slope.

    Documents
    6 docs on file
    Reference
    23/00379/LDPO
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 12 Beecham Berry, Basingstoke, RG22 4PB'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 3 notable nearby
  • The 19 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Beecham Berry homes

Four headline reads against 47 similar houses on this street, drawn from the latest EPC and Land Registry data.

On co₂ emissions, 12 Beecham Berry runs well behind the street norm.

Price per m²

£4,107

Street avg £3,839

Above

Floor Area

56 m²

Street avg 49 m²

Above

Habitable Rooms

3 rooms

Street avg 3 rooms

Above

CO₂ Emissions

4.3 t/year

Street avg 2.2 t/year

Strongly below
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Basingstoke district page.
Full Basingstoke report

Crime

235/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Heathfield — bus stop.

Closest school

0.3 km

Manor Field Junior School. 22 schools nearby.

Nearest schools

  • Manor Field Junior SchoolPrimary305m
  • Manor Field Infant SchoolPrimary305m
  • Hatch Warren Infant SchoolPrimary362m
  • Hatch Warren Junior SchoolPrimary428m

Nearest stops

  • HeathfieldBus stop149m
  • Ellington DriveBus stop224m
  • Manor Field SchoolBus stop251m
  • Bach CloseBus stop278m

Most reported crime locally

  • Violence & Sexual Offences1,500 reports46%
  • Anti-social Behaviour424 reports13%
  • Public Order260 reports8%
  • Criminal Damage & Arson251 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG22 4PB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG22 4PB

Daytime· 07:00 – 23:00

54.5dB

Low
Night-time road noise heatmap for RG22 4PB

Night-time· 23:00 – 07:00

43.4dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centurySemi-Detached HouseEPC E

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 £545 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£399k

1 Birches Crest, Hatch Warren

RG22 4RP

2 bed
£198k

1 Bliss Close

RG22 4EJ

2 bed1 bath
£314k

1 Barry Way

RG22 4NQ

3 bed
£325k

1 Brahms Road

RG22 4JH

3 bed
£333k

1 Berkeley Drive

RG22 4NS

3 bed1 bath
£335k

1 Bernstein Road

RG22 4ND

3 bed1 bath
£341k

1 Beethoven Road

RG22 4BP

3 bed
£354k

1 Arcadia Close, Beggarwood

RG22 4AJ

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 12 Beecham Berry is modelled from its 56 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG22 4PB. 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. 2 sales are recorded for 12 Beecham Berry. 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 12 Beecham Berry was lodged in February 2014 at band E and expired in February 2024, 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 12 Beecham Berry. 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 22 schools and 30 stops listed are measured in a straight line from RG22 4PB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Beecham Berry is in council tax band C. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Beecham Berry, Basingstoke, RG22 4PB. Each answer is also embedded as structured data for search engines.

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