Model valuation£417,0008 Busby Close
Local market context
38 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF
1 planning record
Estimated value
£568,000
- Since the 2003 sale (£335,550)+69%
- Against RG22 4QF's recent median (£375,000)+51%
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
Bedrooms
4
Floor area
172 m²
1847 sq ft
Energy rating
C
Score 78
Council tax
Band F
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
£568,000
- Against its 2003 sale (£335,550)+69%
- Against RG22 4QF's recent median (£375,000)+51%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 38 Rycroft Meadow is modelled from its 172 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG22 4QF. 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
172 m² from the EPC lodged in February 2010
Sales of this home
1 sale recorded, the latest in 2003
Recent sales in RG22 4QF
5 sales, median £375,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
38 Rycroft Meadow valuation sits well clear of the typical sold price in this postcode.
Sales timeline
18 December 2003Most recent
£335,550
Median price across the last 5 sales in RG22 4QF: £375,000 (2026–2024).
Nearby sales in RG22 4QF
42 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF
Sold May 2026
£600,00062 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF
Sold Mar 2026
£435,00014 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF
Sold Jan 2026
£375,00012 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF
Sold Nov 2024
£375,0002 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF
Sold Nov 2024
£375,000
What this page doesn't show
1 potential issue has already been flagged for 38 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF. 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 38 Rycroft Meadow
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
38 Rycroft Meadow is a four-bedroom detached house in Beggarwood, Basingstoke, Basingstoke (RG22 4QF). It has a recorded floor area of 172 m² (around 1847 sq ft), construction records dating it to 2007 onwards and council tax band F. The latest certificate (February 2010) shows a C (score 78), near the top of the C band. The recommended improvements would push it to B (score 81). The latest certificate is from February 2010, so improvements made since then won't be reflected.
Held since December 2003 — that's 23 years off the open market, well above the local norm. At 172 m² the property is well over the postcode median (78 m² across 29 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £568,000 sits 69.3% above the 2003 sale of £335,550. On a £-per-square-foot basis, the last sale (£182/sq ft) was about 26.2% below the postcode norm. One planning record on file: a garage conversion approved in 2011. Past consents include a garage conversion, meaningful when judging how the property has evolved.
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
- Bedrooms4
- Dining roomYes
- EnsuiteYes
- StudyYes
Outside
- GarageDouble
Before you decide
Everything you need to know about 38 Rycroft Meadow
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.
38 Rycroft Meadow's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Feb 2020
Current Certificate
Feb 2010EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 26 February 2020
Planning history
Applications and permits filed against 38 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF, sourced from the PlanIt planning register.
1 application on record at 38 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF
1decisions1extensions6documents3nearby
Flagged:Retrospective
- Sept 2011Garage ConversionAmendmentOutcome in report
Conversion of garage to living accommodation (retrospective)
Retrospective- Documents
- 6 docs on file
- Reference
- BDB/74658
Unlock 38 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 3 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Rycroft Meadow homes
Four headline reads against 29 similar houses on this street, drawn from the latest EPC and Land Registry data.
38 Rycroft Meadow outperforms the street on habitable rooms by a wide margin.
Price per m²
£1,955
Street avg £3,230
Floor Area
172 m²
Street avg 92 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
3.4 t/year
Street avg 2.6 t/year
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.
Crime
235/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Blunt Road — bus stop.
Closest school
0.8 km
Hounsome Fields Primary School. 8 schools nearby.
Nearest schools
- Hounsome Fields Primary SchoolPrimary798m
- St Mark's Church of England Primary SchoolPrimary1.2km
- Hatch Warren Junior SchoolPrimary1.9km
- Hatch Warren Infant SchoolPrimary2.0km
Nearest stops
- Blunt RoadBus stop98m
- Britannia DriveBus stop118m
- Rycroft MeadowBus stop132m
- Play ParkBus stop142m
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.
Road noise across the postcode
Modelled day and night-time noise levels around RG22 4QF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.9dB
Night-time· 23:00 – 07:00
48.0dB
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
21st centuryDetached HouseEPC C
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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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4 bed3 bath
£732k
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4 bed2 bath
£500k
1 Balmoral Way
RG22 4YB
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1 Beach Piece Way
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1 Aurora Drive, Beggarwood
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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 38 Rycroft Meadow is modelled from its 172 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG22 4QF. 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 38 Rycroft Meadow. 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 38 Rycroft Meadow was lodged in February 2010 at band C and expired in February 2020, 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. 1 application is matched to 38 Rycroft Meadow. 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 8 schools and 30 stops listed are measured in a straight line from RG22 4QF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 38 Rycroft Meadow is in council tax band F. 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 38 Rycroft Meadow, Beggarwood, Basingstoke, RG22 4QF. Each answer is also embedded as structured data for search engines.
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- Every home in RG22 4QFSold prices, values and energy ratings for the postcode
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