Model valuation£417,0008 Busby Close
Local market context
Benchway, Flat 3, 2 Abbot Road, Guildford, GU1 3TA
Notable views1 planning record
Estimated value
£352,000
- Since the 2023 sale (£275,000)+28%
- Against GU1 3TA's recent median (£1,210,000)-71%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor 3rd
Bedroom
1
Bathroom
1
Floor area
101 m²
1087 sq ft
Energy rating
C
Score 70
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
£352,000
- Against its 2023 sale (£275,000)+28%
- Against GU1 3TA's recent median (£1,210,000)-71%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Benchway is modelled from its 101 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU1 3TA. 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
101 m² from the EPC lodged in November 2018
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in GU1 3TA
5 sales, median £1,210,000 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Benchway valuation runs notably under the typical sold price in this postcode.
Sales timeline
1 December 2023Most recent
£275,000
Median price across the last 5 sales in GU1 3TA: £1,210,000 (2025–2016).
Nearby sales in GU1 3TA
What this page doesn't show
2 potential issues have already been flagged for Benchway, Flat 3, 2 Abbot Road, Guildford, GU1 3TA. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- A planning decision worth checkingIn 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 Benchway
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Benchway is a one-bedroom detached house in Guildford (GU1 3TA). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1900-1929 and council tax band C. At 101 m² this is the largest unit on EPC record across Benchway (46–101 m²). The building's EPC ratings span D to C, with this unit at the top. On EPC score it ranks first in the building (70 versus a worst of 61). Other recorded features include notable views. The latest certificate (November 2018) shows a C (score 70).
One planning record on file: a loft conversion refused in 2023. The record references listed-building consent, which constrain future alterations. At 101 m² it sits well below the postcode median (179 m² across 21 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). Today's modelled estimate of £352,000 is 28% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£253/sq ft) was about 46.4% below the postcode norm. Sold December 2023 for £275,000.
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
- Bedrooms1
- Bathrooms1
- Open-plan layoutYes
Outside
- Communal gardenYes
- ParkingAllocated
- Notable viewsYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about Benchway
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyA planning decision worth checking
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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
Nov 2018EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Rented
Certificate validity
Valid until 7 November 2028
Planning history
Applications and permits filed against Benchway, Flat 3, 2 Abbot Road, Guildford, GU1 3TA, sourced from the PlanIt planning register.
A a loft conversion application was refused at Benchway in 2023.
1 application on record at Benchway, Flat 3, 2 Abbot Road, Guildford, GU1 3TA
1decisions1extensions17documents2nearby
Flagged:RetrospectiveListed building
- Jun 2023Loft ConversionHeritageOutcome in report
Listed Building Consent for conversion of loftspace to habitable accommodation, replacement of original windows with double glazing and installation of sky light in loftspace (retrospective application).
ListedRetrospective- Documents
- 17 docs on file
- Reference
- 23/P/00027
Unlock Benchway, Flat 3, 2 Abbot Road, Guildford, GU1 3TA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Abbot Road homes
Four headline reads against 5 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Benchway stands well clear of the street.
EPC Rating
70 (C)
Street avg 43 (E)
Floor Area
101 m²
Street avg 65 m²
CO₂ Emissions
3.5 t/year
Street avg 6.8 t/year
Habitable Rooms
4 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
Great Quarry — bus stop.
Closest school
0.5 km
Pewley Down Infant School. 19 schools nearby.
Nearest schools
- Pewley Down Infant SchoolPrimary482m
- St Nicolas' Church of England Infant SchoolPrimary617m
- Sandfield Primary SchoolPrimary889m
- Holy Trinity, Guildford, CofE Aided Junior SchoolPrimary1.0km
Nearest stops
- Great QuarryBus stop121m
- Great QuarryBus stop164m
- MillbrookBus stop326m
- Lawn RoadBus stop557m
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 3TA 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
42.6dB
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-era3rd Floor FlatEPC CPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £955 · 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 Benchway is modelled from its 101 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU1 3TA. 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 Benchway. 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 Benchway was lodged in November 2018 at band C and is valid until November 2028. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Benchway. 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 19 schools and 30 stops listed are measured in a straight line from GU1 3TA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Benchway 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 Benchway, Flat 3, 2 Abbot Road, Guildford, GU1 3TA. Each answer is also embedded as structured data for search engines.
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