Model valuation£417,0008 Busby Close
Local market context
Flat 1, 40 Recreation Road, Guildford, GU1 1HP
Estimated value
£168,000
- Against GU1 1HP's recent median (£320,000)-47%
Newest record on this page: November 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor Ground
Habitable rooms
1
From EPC
Floor area
33 m²
355 sq ft
Energy rating
E
Score 45
Council tax
Band B
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
£168,000
- Against GU1 1HP's recent median (£320,000)-47%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 1 is modelled from its 33 m² EPC floor area, the absence of a 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
33 m² from the EPC lodged in December 2018
Sales of this home
No sale recorded since 1995
Recent sales in GU1 1HP
5 sales, median £320,000 (2021–2009)
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.
Flat 1 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in GU1 1HP: £320,000 (2021–2009).
Nearby sales in GU1 1HP
What this page doesn't show
2 potential issues have already been flagged for Flat 1, 40 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 Flat 1
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 1 is an end-of-terrace house in Guildford (GU1 1HP). It has a recorded floor area of 33 m² (around 355 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (December 2018) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in December 2017 the rating was F, the property has climbed 1 band since. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on electricity. At 33 m² this is the 2nd smallest of 4 units on EPC record in the building, where floor areas span 27–40 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (45 versus a best of 77).
At 33 m² it sits well below the postcode median (83 m² across 17 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Before you decide
Everything you need to know about Flat 1
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.
Flat 1 sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Dec 2018
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
4.4 t/year
Occupancy
Rented
Certificate validity
Valid until 21 December 2028
Property Improvements
Changes detected from historical EPC data
Dec 2018from Dec 2017
EPC improved fromF34toE45
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against Flat 1, 40 Recreation Road, Guildford, GU1 1HP, sourced from the PlanIt planning register.
Flat 1 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 flats on this street, drawn from the latest EPC and Land Registry data.
Flat 1 is notably below the street on epc rating.
EPC Rating
45 (E)
Street avg 63 (D)
Floor Area
33 m²
Street avg 66 m²
CO₂ Emissions
4.4 t/year
Street avg 3.2 t/year
Habitable Rooms
1 rooms
Street avg 3 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 3 Building Survey
Victorian-eraGround Floor FlatEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
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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 Flat 1 is modelled from its 33 m² EPC floor area, the absence of a 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. No sale is recorded for Flat 1, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Flat 1 was lodged in December 2018 at band E and is valid until December 2028. 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 Flat 1. 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
- Flat 1 is in council tax band B. 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 Flat 1, 40 Recreation Road, Guildford, GU1 1HP. Each answer is also embedded as structured data for search engines.
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- Every home in GU1 1HPSold prices, values and energy ratings for the postcode
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- Flat 1, 40 Recreation Road, Guildford valuationHow the estimate is built and what moves it
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