Model valuation£417,0008 Busby Close
Local market context
21 High View Road, Guildford, GU2 7RS
2 planning records
Estimated value
£693,000
- Since the 2016 sale (£495,000)+40%
- Against GU2 7RS's recent median (£755,000)-8%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Floor area
116 m²
1249 sq ft
Energy rating
E
Score 47
Council tax
Band E
Tenure
Owner Occupied
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
£693,000
- Against its 2016 sale (£495,000)+40%
- Against GU2 7RS's recent median (£755,000)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 High View Road is modelled from its 116 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU2 7RS. 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
116 m² from the EPC lodged in August 2016
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in GU2 7RS
5 sales, median £755,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
21 High View Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
5 January 2016Most recent
£495,000
Median price across the last 5 sales in GU2 7RS: £755,000 (2026–2024).
Nearby sales in GU2 7RS
What this page doesn't show
2 potential issues have already been flagged for 21 High View Road, Guildford, GU2 7RS. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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
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About 21 High View Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 High View Road is a three-bedroom detached house in Guildford (GU2 7RS). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (August 2016) shows an E (score 47), well below the UK norm with real room to improve. Earlier certificates rated it D (October 2015); the latest reading is one band lower. Between certificates, roof efficiency dropped from Average to Very Poor and lighting dropped from Very Good to Very Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. The latest certificate is from August 2016, so improvements made since then won't be reflected.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a garage conversion and a porch, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs). Today's modelled estimate of £693,000 is 40% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£396/sq ft) was about 27.5% above the typical sold price in the postcode. Last sold in January 2016, so it's been off the market for around 11 years.
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
- Bedrooms3
- Dining roomYes
- Utility roomYes
- CloakroomYes
Outside
- GarageYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 21 High View Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
21 High View Road'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 05 Aug 2026
Current Certificate(1 of 2)
Aug 2016
EPC Rating
A
B
C
D
E
E47
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 August 2026
Planning history
Applications and permits filed against 21 High View Road, Guildford, GU2 7RS, sourced from the PlanIt planning register.
2 applications on record at 21 High View Road, Guildford, GU2 7RS
2decisions2extensions47documents10nearby
- Jun 2018PorchFullOutcome in report
Extension: Side and rear of property
Proposed porch to front of property and two storey side and rear extension
Extension- Documents
- 28 docs on file
- Reference
- 18/P/00860
- More recent applications — locked
- Garage ConversionMar 2019Decision
Unlock 21 High View Road, Guildford, GU2 7RS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 10 notable nearby
- The 47 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other High View Road homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 21 High View Road lags the street by a wide margin.
Price per m²
£4,267
Street avg £4,590
Floor Area
116 m²
Street avg 120 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
6.8 t/year
Street avg 4.7 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.
Crime
196/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Godalming Bypass — bus stop.
Closest school
0.6 km
Onslow Infant School. 11 schools nearby.
Nearest schools
- Onslow Infant SchoolPrimary624m
- Queen Eleanor's Church of England SchoolPrimary1.3km
- Guildford Grove Primary SchoolPrimary1.5km
- Kings College GuildfordSecondary1.6km
Nearest stops
- Godalming BypassBus stop126m
- MidwayBus stop141m
- High View RoadBus stop157m
- High View RoadBus stop162m
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.
Road noise across the postcode
Modelled day and night-time noise levels around GU2 7RS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.3dB
Night-time· 23:00 – 07:00
47.5dB
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 2 HomeBuyer Report
Early 20th centuryDetached HouseEPC E
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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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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 21 High View Road is modelled from its 116 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU2 7RS. 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 21 High View Road. 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 21 High View Road was lodged in August 2016 at band E and expired in August 2026, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 21 High View Road. 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 11 schools and 30 stops listed are measured in a straight line from GU2 7RS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 High View Road 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 21 High View Road, Guildford, GU2 7RS. Each answer is also embedded as structured data for search engines.
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