BEECH LODGE, BEECH LANE, NORMANDY, GUILDFORD, GU3 2JH - £430,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

BEECH LODGE is a very small detached house of 72m², built sometime between 1996 and 2002, which could now be worth an estimated £707,695. It was last sold for £430,000 in December 2011, which was around 25% below the average December 2011 detached price in the Guildford local authority area. The most recent EPC inspection was August 2011, where the current energy rating was D, and the potential energy rating was D.

BEECH LODGE Sold Prices

Land registry data shows three sales for BEECH LODGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Guildford local authority area for the corresponding sale date. All of the three BEECH LODGE sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2011 9 DEC	£430,000	£570,003	25% below HPI
1996 5 AUG	£170,000	£173,782	2% below HPI
1995 21 JUL	£64,500	£164,062	61% below HPI

BEECH LODGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Guildford local authority area over time, sourced from the HPI. The three BEECH LODGE sales between July 1995 and December 2011 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the August 1996 sale was for 2% below the HPI. So the extrapolation line tracks at 2% below the HPI over time, until the December 2011 sale, where it falls to 25% below the HPI. The line then continues to track at 25% below the HPI.

What might BEECH LODGE be worth now?

BEECH LODGE might now be worth an estimated £707,695.

This is based on house price inflation of 64.6%, between December 2011 and February 2025, for detached houses, in the Guildford local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 64.6% inflationary increase is applied to the most recent sale price for BEECH LODGE of £430,000 on 9th December 2011. For the value to have increased from £430,000 to £707,695 over the fourteen years and ten months to February 2025, the following assumptions must hold true:

• The value of BEECH LODGE has moved in line with the HPI for detached houses in the Guildford local authority area.
• The December 2011 sale price of £430,000 represented a fair market value for the property.
• The size, condition, and specification of BEECH LODGE has not materially changed since December 2011.

How Large is BEECH LODGE?

BEECH LODGE is 72m² according to the EPC inspection conducted in August 2011. This puts it in the smallest 10% of detached houses houses in Flexford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Flexford, and where BEECH LODGE lies on this distribution: 5% of detached houses houses are smaller than BEECH LODGE, and 95% of houses are larger. Note that EPC data is not available for all properties in Flexford.

BEECH LODGE: Plot and Title Map

BEECH LODGE sits on a plot of roughly 0.274 of an acre, or 1,109m². The below map shows the location of BEECH LODGE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of BEECH LODGE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is BEECH LODGE?

BEECH LODGE is located on BEECH LANE in NORMANDY, in the GU3 postcode district. The below map shows the position of BEECH LODGE on BEECH LANE.