Model valuation£417,0008 Busby Close
Local market context
22 Downing Avenue, Guildford, GU2 7SY
Extendable3 sales on record3 planning records
Estimated value
£470,000
- Since the 2023 sale (£475,000)-1%
- Against GU2 7SY's recent median (£450,000)+4%
Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
69 m²
743 sq ft
Energy rating
D
Score 66
Council tax
Band D
Tenure
Private Rental
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
£470,000
- Against its 2023 sale (£475,000)-1%
- Against GU2 7SY's recent median (£450,000)+4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Downing Avenue is modelled from its 69 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GU2 7SY. 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
69 m² from the EPC lodged in September 2022
Sales of this home
3 sales recorded, the latest in 2023
Recent sales in GU2 7SY
5 sales, median £450,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
22 Downing Avenue has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
6 March 2023Most recent
£475,000
+196.9%over 21 years26 July 2001
£160,000
+125.4%over 4 years4 August 1996
£71,000
Median price across the last 5 sales in GU2 7SY: £450,000 (2024–2022).
Nearby sales in GU2 7SY
What this page doesn't show
2 potential issues have already been flagged for 22 Downing Avenue, Guildford, GU2 7SY. 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 22 Downing Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Downing Avenue is a three-bedroom semi-detached house in Guildford (GU2 7SY). It has a recorded floor area of 69 m² (around 743 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (September 2022) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Very Poor to Average and window efficiency went from Average to Good. The recommended improvements would lift it to B (score 82), a 2-band jump. Our model identifies extension potential, subject to local planning policy.
3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2023, sale prices on this property compounded at 7.4% per year. On a £-per-square-foot basis, the last sale (£640/sq ft) was about 101.8% above the typical sold price in the postcode. Last sale on file: £475,000 in March 2023.
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
- Bathrooms1
Outside
- Private gardenYes
Building
- Heating systemGas
- Extension potentialPossible
Before you decide
Everything you need to know about 22 Downing Avenue
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Sept 2022
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.8 t/year
Occupancy
Rented
Certificate validity
Valid until 20 September 2032
Property Improvements
Changes detected from historical EPC data
Sept 2022from Nov 2008
EPC improved fromE53toD66
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
62%100%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Downing Avenue, Guildford, GU2 7SY, sourced from the PlanIt planning register.
A an extension application was refused at 22 Downing Avenue in 2024.
3 applications on record at 22 Downing Avenue, Guildford, GU2 7SY
3decisions2extensions28documents10nearby
- Sept 2023ExtensionFullOutcome in report
Extension: Part single, part two storey · Side of property
Proposed part single/part two storey side and extensions.
- Documents
- 13 docs on file
- Reference
- 23/P/01273
- More recent applications — locked
- ExtensionJul 2024Decision
- ExtensionMay 2024Decision
Unlock 22 Downing Avenue, Guildford, GU2 7SY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 10 notable nearby
- The 28 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Downing Avenue homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 22 Downing Avenue stands well clear of the street.
Price per m²
£6,884
Street avg £4,462
Floor Area
69 m²
Street avg 82 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.8 t/year
Street avg 3.8 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
Raymond Crescent — bus stop.
Closest school
0.2 km
Queen Eleanor's Church of England School. 16 schools nearby.
Nearest schools
- Queen Eleanor's Church of England SchoolPrimary249m
- Onslow Infant SchoolPrimary556m
- Kings College GuildfordSecondary810m
- Guildford Grove Primary SchoolPrimary886m
Nearest stops
- Raymond CrescentBus stop86m
- Queen Eleanor's SchoolBus stop97m
- Ellis AvenueBus stop266m
- TescoBus stop322m
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 7SY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.9dB
Night-time· 23:00 – 07:00
47.7dB
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 centurySemi-Detached HouseEPC D
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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 22 Downing Avenue is modelled from its 69 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GU2 7SY. 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 22 Downing Avenue. 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 22 Downing Avenue was lodged in September 2022 at band D and is valid until September 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 22 Downing Avenue. 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 7SY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Downing Avenue is in council tax band D. 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 22 Downing Avenue, Guildford, GU2 7SY. Each answer is also embedded as structured data for search engines.
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- Every home in GU2 7SYSold prices, values and energy ratings for the postcode
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