Model valuation£417,0008 Busby Close
Local market context
Basement Flat, 5 Waterden Road, Guildford, GU1 2AN
Estimated value
£334,000
- Since the 2026 sale (£275,000)+21%
- Against GU1 2AN's recent median (£345,000)-3%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor -1
Habitable rooms
3
From EPC
Floor area
72 m²
775 sq ft
Energy rating
C
Score 71
Council tax
Band C
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
£334,000
- Against its 2026 sale (£275,000)+21%
- Against GU1 2AN's recent median (£345,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Basement Flat is modelled from its 72 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU1 2AN. 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
72 m² from the EPC lodged in January 2021
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in GU1 2AN
5 sales, median £345,000 (2026–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
Sales timeline
26 March 2026Most recent
£275,000
+52.8%over 22 years31 October 2003
£180,000
Median price across the last 5 sales in GU1 2AN: £345,000 (2026–2020).
Nearby sales in GU1 2AN
5 Waterden Road, Guildford, GU1 2AN
Sold Mar 2026
£700,000Flat 4, 3 Waterden Road, Guildford, GU1 2AN
Sold Mar 2025
£335,000Flat 4, 13 Waterden Road, Guildford, GU1 2AN
Sold Apr 2023
£257,50021 Waterden Road, Guildford, GU1 2AN
Sold Mar 2022
£1,430,000Flat 1, 13 Waterden Road, Guildford, GU1 2AN
Sold Oct 2020
£345,000
What this page doesn't show
1 potential issue has already been flagged for Basement Flat, 5 Waterden Road, Guildford, GU1 2AN. The detail, evidence and what to ask about it are in the Risks 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
One time fee only - money back guarantee
About Basement Flat
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Basement Flat is a semi-detached house in Guildford (GU1 2AN). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (January 2021) shows a C (score 71). The rating has held steady at C across 3 certificates since November 2008. Between certificates, window efficiency went from Very Poor to Good and lighting went from Good to Very Good; while wall efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Very Good to Good.
A recent sale: £275,000 in March 2026. Its energy rating outperforms most of the postcode (better than 87% of similar EPCs). Across 2003–2026, sale prices on this property compounded at 1.9% per year. Today's modelled estimate of £334,000 is 21.5% above the 2026 sale price.
Before you decide
Everything you need to know about Basement Flat
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
Current Certificate(1 of 3)
Jan 2021
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.6 t/year
Occupancy
Rented
Certificate validity
Valid until 15 January 2031
Property Improvements
Changes detected from historical EPC data
Jun 2015from Nov 2008
EPC improved fromC75toD66
Heating Controls
Prog + StatProg + TRVs
Heating controls changed
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
50%100%
More low energy lighting installed
Jan 2021from Jun 2015
EPC improved fromD66toC71
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Planning history
Applications and permits filed against Basement Flat, 5 Waterden Road, Guildford, GU1 2AN, sourced from the PlanIt planning register.
Basement Flat has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Waterden Road homes
Four headline reads against 15 similar flats on this street, drawn from the latest EPC and Land Registry data.
Basement Flat is notably below the street on years held.
Price per m²
£3,819
Street avg £5,147
Floor Area
72 m²
Street avg 51 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
2.6 t/year
Street avg 2.6 t/year
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
London Road Railway Station — bus stop.
Closest school
0.6 km
Pewley Down Infant School. 21 schools nearby.
Nearest schools
- Pewley Down Infant SchoolPrimary604m
- Sandfield Primary SchoolPrimary649m
- Holy Trinity, Guildford, CofE Aided Junior SchoolPrimary758m
- Surrey Maths School16 plus1.1km
Nearest stops
- London Road Railway StationBus stop112m
- London Road (Guildford) Rail StationRailway station166m
- London Road (Guildford) Rail StationRailway station195m
- London Road (Guildford) Rail StationRailway station196m
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 2AN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.4dB
Night-time· 23:00 – 07:00
42.5dB
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-eraBasement FlatEPC CPre-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 £955 · 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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Beckingham Place 78a, Flat 5, Epsom Road
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£344k
Beckingham Place 78a, Flat 1, Epsom Road
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£321k
Beckingham Place 78a, Flat 3, Epsom Road
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Beckingham Place 78a, Flat 2, Epsom Road
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£311k
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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 Basement Flat is modelled from its 72 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU1 2AN. 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. 2 sales are recorded for Basement Flat. 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 Basement Flat was lodged in January 2021 at band C and is valid until January 2031. 3 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 Basement Flat. 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 2AN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Basement Flat 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 Basement Flat, 5 Waterden Road, Guildford, GU1 2AN. Each answer is also embedded as structured data for search engines.
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- Every home in GU1 2ANSold prices, values and energy ratings for the postcode
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- Basement Flat, 5 Waterden Road, Guildford valuationHow the estimate is built and what moves it
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