Willow Reach, Flat 3, Hitherbury Close, Guildford, GU2 4DP

Willow Reach is a two-bedroom semi-detached house in Guildford (GU2 4DP). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 2007 onwards and council tax band D. At 110 m² this is the smallest unit on EPC record across Willow Reach (110–205 m²). The building's EPC ratings span D to B, with this unit at the top. On EPC score it ranks first in the building (83 versus a worst of 57). The latest certificate (November 2019) returns a B (score 83), comfortably above the UK average. When first surveyed in March 2009 the rating was D, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Very Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good.

Held since April 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 110 m² it sits well below the postcode median (176 m² across 4 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £484,000 is 40.3% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£291/sq ft) was about 15.9% below the postcode norm.