Model valuation£417,0008 Busby Close
Local market context
35 East Meads, Guildford, GU2 7SW
3 sales on record2 planning records
Estimated value
£1,035,000
- Since the 2026 sale (£1,025,000)+1%
- Against GU2 7SW's recent median (£562,000)+84%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
161 m²
1733 sq ft
Energy rating
C
Score 73
Council tax
Band F
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
£1,035,000
- Against its 2026 sale (£1,025,000)+1%
- Against GU2 7SW's recent median (£562,000)+84%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 East Meads is modelled from its 161 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GU2 7SW. 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
161 m² from the EPC lodged in July 2025
Sales of this home
3 sales recorded, the latest in 2026
Recent sales in GU2 7SW
5 sales, median £562,000 (2023–2008)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 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.
Latest sale on 35 East Meads was the highest on Land Registry record across the postcode.
Sales timeline
22 January 2026Most recent
£1,025,000
+164.9%over 19 years1 February 2006
£387,000
+35.8%over 6 years17 December 1999
£285,000
Median price across the last 5 sales in GU2 7SW: £562,000 (2023–2008).
What this page doesn't show
2 potential issues have already been flagged for 35 East Meads, Guildford, GU2 7SW. 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
One time fee only - money back guarantee
About 35 East Meads
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 East Meads is a detached house in Guildford (GU2 7SW). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (July 2025) shows a C (score 73).
Most recent transfer was January 2026 at £1,025,000 — fresh data. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 161 m² it's 15% larger than the typical home in the postcode (140 m² median across 5 EPCs). Across 1999–2026, sale prices on this property compounded at 5% per year. On a £-per-square-foot basis, the last sale (£591/sq ft) was about 61.6% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 35 East Meads
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.
Current Certificate
Jul 2025EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 July 2035
Planning history
Applications and permits filed against 35 East Meads, Guildford, GU2 7SW, sourced from the PlanIt planning register.
Council records include a part-single-part-two-storey side and rear extension at 35 East Meads.
2 applications on record at 35 East Meads, Guildford, GU2 7SW
2decisions2extensions15documents10nearby
- Mar 2015ExtensionFullOutcome in report
Two storey rear extension, first floor side extension and new window on front elevation
New Windows- Documents
- 11 docs on file
- Reference
- 15/P/00073
- More recent applications — locked
- ExtensionJul 2015Decision
Unlock 35 East Meads, Guildford, GU2 7SW'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 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other East Meads homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 35 East Meads runs well behind the street norm.
Price per m²
£6,366
Street avg £4,498
Floor Area
161 m²
Street avg 137 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
4.0 t/year
Street avg 5.2 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
East Meads — bus stop.
Closest school
0.2 km
Queen Eleanor's Church of England School. 17 schools nearby.
Nearest schools
- Queen Eleanor's Church of England SchoolPrimary177m
- Onslow Infant SchoolPrimary453m
- Guildford County SchoolSecondary908m
- Kings College GuildfordSecondary1.1km
Nearest stops
- East MeadsBus stop110m
- Queen Eleanor's SchoolBus stop156m
- HedgewayBus stop175m
- Ellis AvenueBus stop218m
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 7SW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.7dB
Night-time· 23:00 – 07:00
47.2dB
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
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Mid 20th centuryDetached HouseEPC C
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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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Start your researchHow to read this page
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 35 East Meads is modelled from its 161 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GU2 7SW. 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. 3 sales are recorded for 35 East Meads. 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 35 East Meads was lodged in July 2025 at band C and is valid until July 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 35 East Meads. 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 17 schools and 30 stops listed are measured in a straight line from GU2 7SW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 35 East Meads is in council tax band F. 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 35 East Meads, Guildford, GU2 7SW. Each answer is also embedded as structured data for search engines.
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