Model valuation£417,0008 Busby Close
Local market context
20 Pond Meadow, Guildford, GU2 8LF
EPC B7 planning records
Estimated value
£364,000
- Since the 2022 sale (£385,000)-5%
- Against GU2 8LF's recent median (£410,000)-11%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor area
59 m²
635 sq ft
Energy rating
B
Score 89
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
£364,000
- Against its 2022 sale (£385,000)-5%
- Against GU2 8LF's recent median (£410,000)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Pond Meadow is modelled from its 59 m² EPC floor area, its 1 recorded sale 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
59 m² from the EPC lodged in June 2025
Sales of this home
1 sale recorded, the latest in 2022
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 of 7 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
19 April 2022Most recent
£385,000
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 20 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
One time fee only - money back guarantee
About 20 Pond Meadow
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Pond Meadow is a semi-detached house in Guildford (GU2 8LF). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 2025 and council tax band D. The latest certificate (June 2025) returns a high B (score 89), putting the home a stone's throw from an A rating. When first surveyed in November 2021 the rating was C, the property has climbed 1 band since. Between certificates, wall efficiency went from Average to Very Good, roof efficiency went from Good to Very Good and window efficiency went from Average to Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Very Poor. The recommended improvements would push it to A (score 93). Main heating runs on electricity: electricity, unspecified tariff.
At 59 m² it's 27.2% smaller than the typical home in the postcode (81 m² median across 21 EPCs). On energy efficiency it sits in the top 10% of properties in this postcode. 7 planning records sit against the property, 5 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£606/sq ft) was about 119.3% above the typical sold price in the postcode. Sold April 2022 for £385,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 20 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.
20 Pond Meadow ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Jun 2025
EPC Rating
A
B
B89
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
-0.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 June 2035
Property Improvements
Changes detected from historical EPC data
Jun 2025from Nov 2021
EPC improved fromC71toB89
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Hot Water
Main SystemInstantaneous
Hot water system changed
Windows
Full DoubleHigh Performance
High performance glazing installed
Walls
AverageVery Good
Wall insulation improved
Roof
GoodVery Good
Roof insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
67%100%
More low energy lighting installed
Planning history
Applications and permits filed against 20 Pond Meadow, Guildford, GU2 8LF, sourced from the PlanIt planning register.
A recent planning application at 20 Pond Meadow was refused — worth checking the council file.
7 applications on record at 20 Pond Meadow, Guildford, GU2 8LF
7decisions3extensions73documents36nearby
- Jan 2023ExtensionFullOutcome in report
Extension: Part single, part two storey · Side and rear of property
Demolition of existing garage and outbuildings and construction of a part single/part two storey side and rear extension.
- Documents
- 12 docs on file
- Reference
- 22/P/01154
- More recent applications — locked
- ConditionsFeb 2026Decision
- ConditionsOct 2025Decision
+ 4 more applications in the report
Unlock 20 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 (7 on record)
- All 7 applications on this property in full, plus 36 notable nearby
- The 73 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.
20 Pond Meadow outperforms the street on epc rating by a wide margin.
Price per m²
£6,525
Street avg £4,602
Floor Area
59 m²
Street avg 87 m²
CO₂ Emissions
-0.2 t/year
Street avg 3.3 t/year
Years Held
4 years
Street avg 10 years
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
Snagging Report
21st centurySemi-Detached HouseEPC BRecent new build
Because the property was built within the last two years, we believe a snagging report is more appropriate for this property than a home survey.
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 20 Pond Meadow is modelled from its 59 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 20 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 20 Pond Meadow was lodged in June 2025 at band B and is valid until June 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to 20 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
- 20 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 20 Pond Meadow, Guildford, GU2 8LF. Each answer is also embedded as structured data for search engines.
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