Model valuation£417,0008 Busby Close
Local market context
31a, Recreation Road, Guildford, GU1 1HQ
Estimated value
£477,000
- Against GU1 1HQ's recent median (£485,000)-2%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
8
From EPC
Floor area
135 m²
1453 sq ft
Energy rating
E
Score 54
Council tax
Band C
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
£477,000
- Against GU1 1HQ's recent median (£485,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 31a is modelled from its 135 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU1 1HQ. 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
135 m² from the EPC lodged in July 2013
Sales of this home
No sale recorded since 1995
Recent sales in GU1 1HQ
5 sales, median £485,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
31a 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 1HQ: £485,000 (2025–2023).
Nearby sales in GU1 1HQ
25a, Recreation Road, Guildford, GU1 1HQ
Sold Jul 2025
£377,500Flat 1, 31 Recreation Road, Guildford, GU1 1HQ
Sold Jul 2024
£217,00021 Recreation Road, Guildford, GU1 1HQ
Sold Apr 2024
£485,00018 Recreation Road, Guildford, GU1 1HQ
Sold Dec 2023
£720,00029 Recreation Road, Guildford, GU1 1HQ
Sold Oct 2023
£795,000
What this page doesn't show
2 potential issues have already been flagged for 31a, Recreation Road, Guildford, GU1 1HQ. 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 31a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
31a is a semi-detached house in Guildford (GU1 1HQ). It has a recorded floor area of 135 m² (around 1453 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (July 2013) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (April 2010); the latest reading is one band lower. Between certificates, window efficiency went from Very Poor to Average, hot-water efficiency went from Average to Good and main heating went from Average to Good; while roof efficiency dropped from Average to Very Poor and lighting dropped from Average to Very Poor. The recommended improvements would lift it to C (score 74), a 2-band jump. The latest certificate is from July 2013, so improvements made since then won't be reflected.
At 135 m² the property is well over the postcode median (100 m² across 17 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs).
Before you decide
Everything you need to know about 31a
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.
31a's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 07 Jul 2023
Current Certificate(1 of 2)
Jul 2013
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
7.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 7 July 2023
Property Improvements
Changes detected from historical EPC data
Jul 2013from Apr 2010
EPC improved fromD55toE54
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
AverageGood
Hot water efficiency improved
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Low Energy Lighting
40%0%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 31a, Recreation Road, Guildford, GU1 1HQ, sourced from the PlanIt planning register.
31a 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 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 31a lags the street by a wide margin.
EPC Rating
54 (E)
Street avg 59 (D)
Floor Area
135 m²
Street avg 105 m²
CO₂ Emissions
7.4 t/year
Street avg 4.9 t/year
Habitable Rooms
8 rooms
Street avg 6 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
0.2 km
Guildford College — bus stop.
Closest school
0.6 km
Sandfield Primary School. 21 schools nearby.
Nearest schools
- Sandfield Primary SchoolPrimary554m
- Surrey Maths School16 plus626m
- Weyfield Primary AcademyPrimary1.1km
- Pewley Down Infant SchoolPrimary1.3km
Nearest stops
- Guildford CollegeBus stop204m
- Recreation RoadBus stop247m
- Cricket GroundBus stop323m
- Queen's RoadBus stop343m
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 1HQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.1dB
Night-time· 23:00 – 07:00
48.8dB
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-eraSemi-Detached HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
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 31a is modelled from its 135 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU1 1HQ. 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 31a, 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 31a was lodged in July 2013 at band E and expired in July 2023, so a new one is needed to sell or let. 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 31a. 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 1HQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 31a is in council tax band C. 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 31a, Recreation Road, Guildford, GU1 1HQ. Each answer is also embedded as structured data for search engines.
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- Every home in GU1 1HQSold prices, values and energy ratings for the postcode
- GU 1 property marketPrices, postcodes, schools and transport across the district
- 31a, Recreation Road, Guildford valuationHow the estimate is built and what moves it
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