Model valuation£417,0008 Busby Close
Local market context
10 Pond Meadow, Guildford, GU2 8LF
1 planning record
Estimated value
£583,000
- Since the 2024 sale (£485,000)+20%
- Against GU2 8LF's recent median (£405,000)+44%
Newest record on this page: March 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
149 m²
1604 sq ft
Energy rating
D
Score 66
Council tax
Band D
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
£583,000
- Against its 2024 sale (£485,000)+20%
- Against GU2 8LF's recent median (£405,000)+44%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Pond Meadow is modelled from its 149 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU2 8LF. 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
149 m² from the EPC lodged in September 2016
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in GU2 8LF
5 sales, median £405,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
10 Pond Meadow valuation sits well clear of the typical sold price in this postcode.
Sales timeline
6 March 2024Most recent
£485,000
+7.8%over 7 years13 October 2016
£450,000
Median price across the last 5 sales in GU2 8LF: £405,000 (2024–2022).
What this page doesn't show
2 potential issues have already been flagged for 10 Pond Meadow, Guildford, GU2 8LF. 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 10 Pond Meadow
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Pond Meadow is a semi-detached house in Guildford (GU2 8LF). It has a recorded floor area of 149 m² (around 1604 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (September 2016) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump.
At 149 m² the property is well over the postcode median (81 m² across 21 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2014. Past consents include an extension, meaningful when judging how the property has evolved. Across 2016–2024, sale prices on this property compounded at 1% per year. Today's modelled estimate of £583,000 is 20.2% above the 2024 sale price. Most recent transfer: March 2024 at £485,000.
Before you decide
Everything you need to know about 10 Pond Meadow
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 01 Sept 2026
Current Certificate
Sept 2016EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 September 2026
Planning history
Applications and permits filed against 10 Pond Meadow, Guildford, GU2 8LF, sourced from the PlanIt planning register.
10 Pond Meadow has an approved single-storey side extension on the planning record.
1 application on record at 10 Pond Meadow, Guildford, GU2 8LF
1decisions1extensions11documents36nearby
Flagged:Retrospective
- Apr 2014ExtensionAmendmentOutcome in report
Extension: Single storey · Side of property
Certificate of lawfulness for an existing development to establish whether a single storey side extension was substantially completed more than four years before the date of this application.
Retrospective- Documents
- 11 docs on file
- Reference
- 14/P/00344
Unlock 10 Pond Meadow, Guildford, GU2 8LF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 36 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Pond Meadow homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 10 Pond Meadow lags the street by a wide margin.
Price per m²
£3,255
Street avg £4,795
Floor Area
149 m²
Street avg 83 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.4 t/year
Street avg 3.1 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
196/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Homestall — bus stop.
Closest school
0.2 km
Guildford Grove Primary School. 15 schools nearby.
Nearest schools
- Guildford Grove Primary SchoolPrimary170m
- Kings College GuildfordSecondary241m
- St Joseph's Catholic Primary SchoolPrimary900m
- Wood Street Infant SchoolPrimary1.1km
Nearest stops
- HomestallBus stop124m
- ShopsBus stop207m
- Kings CollegeBus stop265m
- RickyardBus stop278m
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 8LF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.3dB
Night-time· 23:00 – 07:00
39.7dB
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
Level 3 Building Survey
Early 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
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 10 Pond Meadow is modelled from its 149 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU2 8LF. 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 10 Pond Meadow. 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 10 Pond Meadow was lodged in September 2016 at band D and expired in September 2026, 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. 1 application is matched to 10 Pond Meadow. 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 15 schools and 30 stops listed are measured in a straight line from GU2 8LF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Pond Meadow 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 10 Pond Meadow, Guildford, GU2 8LF. Each answer is also embedded as structured data for search engines.
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