Willow Reach, Flat 2, Hitherbury Close, Guildford, GU2 4DP

Willow Reach is a detached house in Guildford (GU2 4DP). It has a recorded floor area of 184 m² (around 1977 sq ft), construction records dating it to before 1900 and council tax band E. At 184 m² this is the 4th smallest of 5 units on EPC record in Willow Reach, where floor areas span 110–205 m². The building's EPC ratings span D to B, with this unit at the bottom. On EPC score it ranks last in the building (57 versus a best of 83). The latest certificate (March 2009) shows a D (score 57), a step below the typical UK home. The latest certificate is from March 2009, so improvements made since then won't be reflected.

Held since May 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. 4 planning records sit against the property, 3 approved, 1 refused. Past consents include new windows and an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). Across 2007–2009, sale prices on this property compounded at 9.8% per year. Today's modelled estimate of £889,000 is 29.8% above the 2009 sale price.