Model valuation£417,0008 Busby Close
Local market context
16 Pond Meadow, Guildford, GU2 8LF
1 planning record
Estimated value
£382,000
- Since the 2011 sale (£250,000)+53%
- Against GU2 8LF's recent median (£410,000)-7%
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
Bedrooms
2
Floor area
67 m²
721 sq ft
Energy rating
D
Score 57
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
£382,000
- Against its 2011 sale (£250,000)+53%
- Against GU2 8LF's recent median (£410,000)-7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Pond Meadow is modelled from its 67 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
67 m² from the EPC lodged in February 2024
Sales of this home
2 sales recorded, the latest in 2011
Recent sales in GU2 8LF
5 sales, median £410,000 (2024–2023)
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.
16 Pond Meadow changed hands twice within eighteen months — unusual for the area.
Sales timeline
29 September 2011Most recent
£250,000
+16.3%over 11 months25 October 2010
£215,000
Median price across the last 5 sales in GU2 8LF: £410,000 (2024–2023).
What this page doesn't show
2 potential issues have already been flagged for 16 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 16 Pond Meadow
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Pond Meadow is a two-bedroom semi-detached house in Guildford (GU2 8LF). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (February 2024) shows a D (score 57), a step below the typical UK home. When first surveyed in August 2010 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average, hot-water efficiency went from Average to Good and lighting went from Average to Very Good; while roof efficiency dropped from Good to Very Poor. The recommended improvements would push it to C (score 77).
Across 2010–2011, sale prices on this property compounded at 16.3% per year. Today's modelled estimate of £382,000 sits 52.8% above the 2011 sale of £250,000. On a £-per-square-foot basis, the last sale (£347/sq ft) was about 25.7% above the typical sold price in the postcode. On the market in September 2011 and unlisted since — roughly 15 years. At 67 m² it's 17.3% smaller than the typical home in the postcode (81 m² median across 21 EPCs). One historical planning record sits against the property in 2021.
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
- Bedrooms2
Before you decide
Everything you need to know about 16 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.
Current Certificate(1 of 2)
Feb 2024
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 February 2034
Property Improvements
Changes detected from historical EPC data
Feb 2024from Aug 2010
EPC improved fromE47toD57
Heating Controls
Prog + StatThermostat
Heating controls changed
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
29%100%
More low energy lighting installed
Planning history
Applications and permits filed against 16 Pond Meadow, Guildford, GU2 8LF, sourced from the PlanIt planning register.
1 application on record at 16 Pond Meadow, Guildford, GU2 8LF
1decisions5documents36nearby
- Sept 2021OutbuildingFullOutcome in report
Erection of detached outbuilding
- Documents
- 5 docs on file
- Reference
- 21/P/01531
Unlock 16 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 5 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.
16 Pond Meadow is notably below the street on habitable rooms.
Price per m²
£3,731
Street avg £4,767
Floor Area
67 m²
Street avg 87 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 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
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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 16 Pond Meadow is modelled from its 67 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 16 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 16 Pond Meadow was lodged in February 2024 at band D and is valid until February 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 16 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
- 16 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 16 Pond Meadow, Guildford, GU2 8LF. Each answer is also embedded as structured data for search engines.
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