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

4 planning records

Estimated value

£856,000

  • Since the 2009 sale (£685,000)+25%
  • Against GU2 4DP's recent median (£670,000)+28%

Newest record on this page: March 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Floor 1st
Habitable rooms
6
From EPC
Floor area
184 m²
1977 sq ft
Energy rating
D
Score 57
Council tax
Band E
Tenure
Owner Occupied
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Valuation

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

£856,000

  • Against its 2009 sale (£685,000)+25%
  • Against GU2 4DP's recent median (£670,000)+28%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Willow Reach is modelled from its 184 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU2 4DP. 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

    184 m² from the EPC lodged in March 2009

  • Sales of this home

    2 sales recorded, the latest in 2009

  • Recent sales in GU2 4DP

    5 sales, median £670,000 (2024–2011)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 4 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.

Sales timeline

  1. 28 May 2009Most recent

    £685,000

    +22.3%over 2 years

  2. 4 April 2007

    £560,000

Median price across the last 5 sales in GU2 4DP: £670,000 (2024–2011).

Risks

What this page doesn't show

1 potential issue has already been flagged for Willow Reach, Flat 2, Hitherbury Close, Guildford, GU2 4DP. 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

Overview

About Willow Reach

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

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 £856,000 is 25% above the 2009 sale price.

Before you decide

Everything you need to know about Willow Reach

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Willow Reach'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 29 Mar 2019

Current Certificate
Mar 2009

EPC Rating

A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
8.5 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 29 March 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Willow Reach, Flat 2, Hitherbury Close, Guildford, GU2 4DP, sourced from the PlanIt planning register.

Willow Reach has an approved extension on the planning record.

4 applications on record at Willow Reach, Flat 2, Hitherbury Close, Guildford, GU2 4DP

4decisions1extensions48documents2nearby
  1. Jan 2014
    Full
    Outcome in report

    Proposed heritage windows to roof and a balcony to rear elevation in place of Juliette balcony.

    Documents
    15 docs on file
    Reference
    13/P/02020
    Full record in report
  2. More recent applications — locked
  3. RenovationDecision
  4. ExtensionDecision

+ 1 more application in the report

Unlock Willow Reach, Flat 2, Hitherbury Close, Guildford, GU2 4DP's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (4 on record)
  • All 4 applications on this property in full, plus 2 notable nearby
  • The 48 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Hitherbury Close homes

Four headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Willow Reach lags the street by a wide margin.

Price per m²

£3,730

Street avg £4,397

On par

Floor Area

184 m²

Street avg 157 m²

Above

Habitable Rooms

6 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

8.5 t/year

Street avg 4.1 t/year

Strongly below
Area

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.
Full Guildford report

Rail-style transport is unusually close for this postcode.

Crime

196/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Guildown Road — bus stop.

Closest school

0.4 km

St Nicolas' Church of England Infant School. 16 schools nearby.

Nearest schools

  • St Nicolas' Church of England Infant SchoolPrimary390m
  • Guildford County SchoolSecondary809m
  • Pewley Down Infant SchoolPrimary1.0km
  • Surrey Maths School16 plus1.2km

Nearest stops

  • Guildown RoadBus stop50m
  • Lawn RoadBus stop282m
  • Chestnut AvenueBus stop305m
  • Great QuarryBus stop403m

Most reported crime locally

  • Violence & Sexual Offences1,394 reports44%
  • Anti-social Behaviour347 reports11%
  • Public Order316 reports10%
  • Criminal Damage & Arson257 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around GU2 4DP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for GU2 4DP

Daytime· 07:00 – 23:00

50.9dB

Low
Night-time road noise heatmap for GU2 4DP

Night-time· 23:00 – 07:00

43.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-era1st Floor FlatEPC DPre-1919 build

Because the property was built before 1919, we believe a Level 3 building survey should be considered.

From £1,360 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£771k

2 The Bellairs Apartments, Millmead Terrace

GU2 4AY

Flat1 bed1 bath
£758k

1 The Bellairs Apartments, Millmead Terrace

GU2 4AY

Flat2 bed2 bath
£650k

Bury Fields House, Flat 12, Bury Fields

GU2 4AD

Flat2 bed2 bath
£635k

9 The Bellairs Apartments, Millmead Terrace

GU2 4AY

Flat2 bed2 bath
£615k

7 The Bellairs Apartments, Millmead Terrace

GU2 4AY

Flat2 bed2 bath
£532k

6 The Bellairs Apartments, Millmead Terrace

GU2 4AY

Flat2 bed2 bath
£509k

4 The Bellairs Apartments, Millmead Terrace

GU2 4AY

Flat2 bed2 bath
£495k

8 The Bellairs Apartments, Millmead Terrace

GU2 4AY

Flat2 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Willow Reach is modelled from its 184 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU2 4DP. 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 Willow Reach. 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 Willow Reach was lodged in March 2009 at band D and expired in March 2019, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to Willow Reach. 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 16 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from GU2 4DP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Willow Reach is in council tax band E. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Willow Reach, Flat 2, Hitherbury Close, Guildford, GU2 4DP. Each answer is also embedded as structured data for search engines.

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