Model valuation£417,0008 Busby Close
Local market context
44 Recreation Road, Guildford, GU1 1HP
Estimated value
£495,000
- Since the 2012 sale (£265,000)+87%
- Against GU1 1HP's recent median (£320,000)+55%
Newest record on this page: March 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
5
Bathrooms
2
Floor area
106 m²
1141 sq ft
Energy rating
D
Score 68
Council tax
Band D
Tenure
Private Rental
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
£495,000
- Against its 2012 sale (£265,000)+87%
- Against GU1 1HP's recent median (£320,000)+55%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 44 Recreation Road is modelled from its 106 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU1 1HP. 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
106 m² from the EPC lodged in March 2022
Sales of this home
1 sale recorded, the latest in 2012
Recent sales in GU1 1HP
5 sales, median £320,000 (2021–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2021 | 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.
44 Recreation Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
8 February 2012Most recent
£265,000
Median price across the last 5 sales in GU1 1HP: £320,000 (2021–2007).
What this page doesn't show
2 potential issues have already been flagged for 44 Recreation Road, Guildford, GU1 1HP. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 44 Recreation Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
44 Recreation Road is a five-bedroom semi-detached house in Guildford (GU1 1HP). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (March 2022) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2011. Between certificates, lighting went from Good to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 106 m² the property is well over the postcode median (80 m² across 17 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £495,000 sits 86.8% above the 2012 sale of £265,000. 15 years since the last transfer (February 2012).
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
- Bedrooms5
- Bathrooms2
- EnsuiteYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 44 Recreation Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Mar 2022
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Rented
Certificate validity
Valid until 23 March 2032
Property Improvements
Changes detected from historical EPC data
Mar 2022from Oct 2011
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Low Energy Lighting
67%100%
More low energy lighting installed
Planning history
Applications and permits filed against 44 Recreation Road, Guildford, GU1 1HP, sourced from the PlanIt planning register.
44 Recreation Road has no planning applications on record.
10
But the area is active
10 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Recreation Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
44 Recreation Road outperforms the street on habitable rooms by a wide margin.
EPC Rating
68 (D)
Street avg 69 (D)
Floor Area
106 m²
Street avg 90 m²
CO₂ Emissions
3.9 t/year
Street avg 3.2 t/year
Habitable Rooms
6 rooms
Street avg 5 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Guildford district page.
Rail-style transport is unusually close for this postcode.
Crime
466/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Guildford College — bus stop.
Closest school
0.6 km
Sandfield Primary School. 21 schools nearby.
Nearest schools
- Sandfield Primary SchoolPrimary571m
- Surrey Maths School16 plus703m
- Weyfield Primary AcademyPrimary1.1km
- Pewley Down Infant SchoolPrimary1.3km
Nearest stops
- Guildford CollegeBus stop120m
- Recreation RoadBus stop325m
- Queen's RoadBus stop334m
- Cricket GroundBus stop394m
Most reported crime locally
- Violence & Sexual Offences1,789 reports32%
- Shoplifting934 reports17%
- Anti-social Behaviour752 reports13%
- Public Order661 reports12%
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 GU1 1HP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.2dB
Night-time· 23:00 – 07:00
49.1dB
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
Mid 20th centurySemi-Detached HouseEPC D
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.
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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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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 44 Recreation Road is modelled from its 106 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU1 1HP. 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 44 Recreation Road. 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 44 Recreation Road was lodged in March 2022 at band D and is valid until March 2032. 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 44 Recreation Road. 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 12 months, which places each incident at an approximate point. The 21 schools and 30 stops listed are measured in a straight line from GU1 1HP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 44 Recreation Road 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 44 Recreation Road, Guildford, GU1 1HP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in GU1 1HPSold prices, values and energy ratings for the postcode
- GU 1 property marketPrices, postcodes, schools and transport across the district
- 44 Recreation Road, Guildford 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