85 Beech Way
RG23 8LS
- Semi-detached
- Freehold
- 4 bedrooms (estimate)
- 1,023 sq ft
- EPC D
What comparable sales show
Strong match£387,000
Range £341,000 to £434,000 · £379 per sq ft
Since last sale
+£147,000
+61.3% since May 2014, +3.9% a year
Rank in RG23 8LS
11th of 13
Postcode average £435,154
From completed sales of similar homes nearby, adjusted for floor area. It cannot see condition, layout or recent work, so it is not a valuation.
In short
85 Beech Way is a 4 bedroom freehold semi-detached in RG23 of about 1,023 sq ft.
Comparable completed sales nearby put it at £341,000 to £434,000, about £387,000 in the middle.
That makes it the 11th highest of the 13 homes we can compare in RG23 8LS, where the middle figure averages £435,154.
It last sold for £240,000 in May 2014; comparable sales suggest it has gained about £147,000 since, roughly +3.9% a year.
Across Basingstoke and Deane, average prices rose 2.2% in the year to August 2026.
Where in the range would yours sell?
Condition and improvements usually decide it, and only someone who sees the home can say.
Lower end
£341,000
Middle
£387,000
Upper end
£434,000
Done work since the records were made? Claim your home and tell us, or ask local agents where yours sits.
The street
Beech Way and its sales
85 Beech Way on the map
This home, the completed sales its figure is worked out from, and the other sales on Beech Way. Choose a pin for the address, size and date.
The Land Registry records a sale by its postcode, so pins sit at the postcode, close to the home, not on its doorstep. Map: contains OS data © Crown copyright and database rights 2026.
How 85 Beech Way compares with Beech Way
Against the 5 completed sales on the street in the last two years
Price
Size
Per sq ft
- Its middle figure of £387,000 is 17% below the street's median sale price of £465,000.
- At 1,023 sq ft it is 24% below the median size of the homes sold here, 1,345 sq ft.
- That is £379 per sq ft, 33% above the street's median of £284 per sq ft.
- 2 of those 5 sales completed for less than this home's middle figure, and 3 for the same or more.
A comparison of completed sales, not a valuation: it cannot see condition, layout or work done since a home last sold.
Sales activity on Beech Way
Completed sales registered with HM Land Registry, by quarter
- Sales in two years
- 5
- Average price
- £414,000
- Lowest
- £200,000
- Highest
- £550,000
| Quarter | Sales | Median price |
|---|---|---|
| Q1 2025 | 1 | £550,000 |
| Q2 2025 | 0 | – |
| Q3 2025 | 2 | £427,500 |
| Q4 2025 | 1 | £200,000 |
| Q1 2026 | 0 | – |
| Q2 2026 | 0 | – |
| Q3 2026 | 0 | – |
| Q4 2026 | 0 | – |
| Type of home | Share of sales | Median price | Per sq ft |
|---|---|---|---|
| Semi-detached houses | 80% (4) | £427,500 | £309 |
| Terraced houses | 20% (1) | £465,000 | – |
Completed sales on Beech Way
Every sale in the last two years. Choose an address to see that home's page.
| Address | Sold | Price | Type | Size | Per sq ft |
|---|---|---|---|---|---|
| 54 Beech WayRG23 8LW | Dec 2025 | £200,000 | Semi-detached | 1,055 sq ft | £190 |
| 11 Beech WayRG23 8LR | Sept 2025 | £365,000 | Semi-detached | 1,044 sq ft | £350 |
| 73 Beech WayRG23 8LS | Jul 2025 | £490,000 | Semi-detached | 1,345 sq ft | £364 |
| 14 Beech WayRG23 8LW | Jan 2025 | £550,000 | Semi-detached | 2,056 sq ft | £268 |
| 46 Beech WayRG23 8LW | Dec 2024 | £465,000 | Terraced | 1,636 sq ft | £284 |
Energy
How efficient the home is
Energy performance certificate
From the official register for 85 Beech Way, lodged 3 March 2014.
Rating now
D58 points
Could reach
B81 points
23 points higher with the improvements below
- Built
- 1967–1975
- Solar panels
- None recorded
What the assessor found
Each part of the home, with the certificate's own energy efficiency rating.
Walls
Cavity wall, as built, no insulation (assumed)
PoorRoof
Pitched, 150 mm loft insulation
GoodFloor
Suspended, no insulation (assumed)
Not rated on the certificate
Heating
Boiler and radiators, mains gas
GoodHeating controls
Programmer and room thermostat
AverageHot water
From main system
GoodLighting
Low energy lighting in 70% of fixed outlets
Very goodSecond heating
Room heaters, mains gas
Not rated on the certificate
Estimated running costs
A year, now and after the recommended improvements.
£341 a year less after the improvements
Heating
Hot water
Lighting
The assessor's estimates at the energy prices in use when the certificate was made (2014), for a typical household. Today's bills will differ.
Improvements the certificate recommends
In the certificate's order. Each rating assumes the steps before it are done.
- 1
Cavity wall insulation
Typical cost £500–£1,500 · saves about £126 a year
Rating after63D - 2
Floor insulation
Typical cost £800–£1,200 · saves about £64 a year
Rating after66D - 3
Low energy lighting for all fixed outlets
Typical cost £15 · saves about £14 a year
Rating after67D - 4
Upgrade heating controls
Typical cost £350–£450 · saves about £33 a year
Rating after68D - 5
Replace boiler with new condensing boiler
Typical cost £2,200–£3,000 · saves about £63 a year
Rating after70C - 6
Solar water heating
Typical cost £4,000–£6,000 · saves about £40 a year
Rating after72C - 7
Solar photovoltaic panels, 2.5 kWp
Typical cost £9,000–£14,000 · saves about £265 a year
Rating after81B
Costs and savings are the certificate's own, as estimated when it was made.
History
What it has sold for
Sale history
Every sale of this home registered with HM Land Registry since 1995
| Sold | Price paid | Change | A year |
|---|---|---|---|
| May 2014 | £240,000 | First sale | – |
Nearby
Neighbours and the sales behind the figure
Homes in RG23 8LS
Ranked by what comparable sales show. Choose one to see its page.
The completed sales behind the figure
Similar homes nearby, registered with HM Land Registry. Choose one to see its page.
| Home | Price | Sold | Size | Per sq ft | Away |
|---|---|---|---|---|---|
| 68 Elmwood WayRG23 8LQ · Semi-detached | £410,000 | Dec 2025 | 1,098 sq ft | £373 | < 0.1 mi |
| 9 Carlisle CloseRG23 8JG · Semi-detached | £375,000 | Mar 2026 | 1,055 sq ft | £355 | 0.2 mi |
| 54 Beech WayRG23 8LW · Semi-detached | £200,000 | Dec 2025 | 1,055 sq ft | £190 | 0.1 mi |
| 11 Beech WayRG23 8LR · Semi-detached | £365,000 | Sept 2025 | 1,044 sq ft | £350 | 0.1 mi |
| 73 Beech WayRG23 8LS · Semi-detached | £490,000 | Jul 2025 | 1,345 sq ft | £364 | < 0.1 mi |
| 23 Dunsford CrescentRG23 8HN · Semi-detached | £516,000 | Aug 2025 | 1,227 sq ft | £421 | 0.1 mi |
| 25 Dunsford CrescentRG23 8HN · Semi-detached | £475,000 | Mar 2025 | 1,141 sq ft | £416 | 0.1 mi |
| 95 Kenilworth RoadRG23 8JS · Semi-detached | £280,000 | Sept 2025 | 980 sq ft | £286 | 0.3 mi |
| 41 Hawthorn WayRG23 8NJ · Semi-detached | £395,000 | Nov 2025 | 850 sq ft | £465 | 0.3 mi |
| 21 Cedar WayRG23 8NG · Semi-detached | £455,000 | Sept 2025 | 1,206 sq ft | £377 | 0.2 mi |
| 83 Highpath WayRG24 9SU · Semi-detached | £380,000 | Aug 2025 | 1,130 sq ft | £336 | 0.3 mi |
| 28 Woolford WayRG23 8AT · Semi-detached | £321,000 | Oct 2025 | 1,023 sq ft | £314 | 0.5 mi |
The area
RG23 at a glance
What buyers have paid in RG23
Completed sales in the last 12 months, against the 12 months before
Flats
Terraced
Semi-detached
Detached
| Type | Sales | Average price | Average size | Per sq ft | On the year |
|---|---|---|---|---|---|
| All homes | 138 | £414,855 | 1,110 sq ft | £393 | −6.6% |
| Flats | 6 | £218,275 | – | – | +26.5% |
| Terraced | 45 | £311,456 | 889 sq ft | £354 | −4.2% |
| Semi-detached | 39 | £401,282 | 1,039 sq ft | £400 | −1.5% |
| Detached | 47 | £555,210 | 1,373 sq ft | £428 | −1.2% |
Find another home
Enter an address with its postcode, or just the postcode, to open that home's page.
Contains HM Land Registry data © Crown copyright and database right 2026. Licensed under the Open Government Licence v3.0.
Energy performance data © Crown copyright. Licensed under the Open Government Licence v3.0.
Floor area and energy rating from the energy certificate of March 2014.
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