Model valuation£417,0008 Busby Close
Local market context
11 Beech Way, Basingstoke, RG23 8LR
Estimated value
£380,000
- Since the 2025 sale (£365,000)+4%
- Against RG23 8LR's recent median (£271,000)+40%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
97 m²
1044 sq ft
Energy rating
C
Score 69
Council tax
Band D
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
£380,000
- Against its 2025 sale (£365,000)+4%
- Against RG23 8LR's recent median (£271,000)+40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Beech Way is modelled from its 97 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG23 8LR. 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
97 m² from the EPC lodged in January 2025
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in RG23 8LR
5 sales, median £271,000 (2024–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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.
Latest sale on 11 Beech Way was the highest on Land Registry record across the postcode.
Sales timeline
25 September 2025Most recent
£365,000
+59.4%over 12 years27 May 2013
£229,000
Median price across the last 5 sales in RG23 8LR: £271,000 (2024–2013).
Nearby sales in RG23 8LR
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 11 Beech Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Beech Way is a two-bedroom semi-detached house in Basingstoke (RG23 8LR). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (January 2025) shows a C (score 69), just inside the C band. When first surveyed in September 2012 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Very Good, window efficiency went from Average to Good and lighting went from Average to Good; while wall efficiency dropped from Good to Average. The recommended improvements would push it to B (score 83). Records show the property has been extended at some point in its history.
Most recent transfer was September 2025 at £365,000 — fresh data. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. Across 2013–2025, sale prices on this property compounded at 3.9% per year. On a £-per-square-foot basis, the last sale (£350/sq ft) was about 58.9% above the typical sold price in the postcode.
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
- Bathrooms1
Outside
- Private gardenSouth-facing
- DrivewayYes
Building
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 11 Beech Way
The true value, the hidden risks and the full sale history, in one report.
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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.
Current Certificate(1 of 2)
Jan 2025
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 January 2035
Property Improvements
Changes detected from historical EPC data
Jan 2025from Sept 2012
EPC improved fromD60toC69
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
40%63%
More low energy lighting installed
Planning history
Applications and permits filed against 11 Beech Way, Basingstoke, RG23 8LR, sourced from the PlanIt planning register.
11 Beech Way has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Beech Way homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 11 Beech Way runs well behind the street norm.
Price per m²
£3,763
Street avg £3,280
Floor Area
97 m²
Street avg 104 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.6 t/year
Street avg 4.0 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
60/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Dunsford Crescent — bus stop.
Closest school
0.6 km
Winklebury Junior School. 25 schools nearby.
Nearest schools
- Winklebury Junior SchoolPrimary586m
- Winklebury Infant SchoolPrimary588m
- Castle Hill Infant SchoolPrimary778m
- Castle Hill Primary SchoolPrimary800m
Nearest stops
- Dunsford CrescentBus stop158m
- Arundel GardensBus stop384m
- Augustus DriveBus stop384m
- Elmwood WayBus stop414m
Most reported crime locally
- Violence & Sexual Offences490 reports51%
- Anti-social Behaviour110 reports11%
- Criminal Damage & Arson73 reports8%
- Public Order70 reports7%
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 RG23 8LR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.5dB
Night-time· 23:00 – 07:00
42.4dB
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
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Mid 20th centurySemi-Detached BungalowEPC 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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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 11 Beech Way is modelled from its 97 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG23 8LR. 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 11 Beech Way. 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 11 Beech Way was lodged in January 2025 at band C and is valid until January 2035. 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 11 Beech Way. 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 16 months, which places each incident at an approximate point. The 25 schools and 30 stops listed are measured in a straight line from RG23 8LR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Beech Way is in council tax band D. 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 11 Beech Way, Basingstoke, RG23 8LR. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG23 8LRSold prices, values and energy ratings for the postcode
- RG 23 property marketPrices, postcodes, schools and transport across the district
- 11 Beech Way, Basingstoke 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