Model valuation£417,0008 Busby Close
Local market context
42a, Pond Meadow, Guildford, GU2 8LF
1 planning record
Estimated value
£414,000
- Since the 2013 sale (£285,000)+45%
- Against GU2 8LF's recent median (£410,000)+1%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
5
From EPC
Floor area
93 m²
1001 sq ft
Energy rating
C
Score 79
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
£414,000
- Against its 2013 sale (£285,000)+45%
- Against GU2 8LF's recent median (£410,000)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 42a is modelled from its 93 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
93 m² from the EPC lodged in May 2026
Sales of this home
2 sales recorded, the latest in 2013
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.
42a valuation sits well clear of the typical sold price in this postcode.
Sales timeline
11 August 2013Most recent
£285,000
+14.0%over 3 years3 September 2009
£250,000
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 42a, 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 42a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
42a is an end-of-terrace house in Guildford (GU2 8LF). It has a recorded floor area of 93 m² (around 1001 sq ft) and construction records dating it to 2012 onwards. The latest certificate (May 2026) shows a C (score 79), near the top of the C band. Earlier certificates rated it B (May 2016); the latest reading is one band lower. Between certificates, wall efficiency dropped from Very Good to Good and window efficiency dropped from Very Good to Average. The recommended improvements would push it to B (score 83). This certificate was lodged in the last six months, so the rating reflects current condition.
Last sold in August 2013, so it's been off the market for around 13 years. Across 2009–2013, sale prices on this property compounded at 3.4% per year. Today's modelled estimate of £414,000 is 45.3% above the 2013 sale price. One planning record on file: an extension refused in 2017.
Before you decide
Everything you need to know about 42a
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
May 2026
EPC Rating
A
B
C
C79
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 30 May 2036
Planning history
Applications and permits filed against 42a, Pond Meadow, Guildford, GU2 8LF, sourced from the PlanIt planning register.
1 application on record at 42a, Pond Meadow, Guildford, GU2 8LF
1decisions1extensions6documents36nearby
- Jul 2017ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Prior notification for a single storey 6.00 metres rear extension, 3.0 metres in height with an eaves height of 2.8 metres.
- Documents
- 6 docs on file
- Reference
- 17/W/00065
Unlock 42a, 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 6 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.
EPC Rating for 42a runs comfortably ahead of the street norm.
Price per m²
£3,065
Street avg £4,806
Floor Area
93 m²
Street avg 86 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
1.8 t/year
Street avg 3.2 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.
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 2 HomeBuyer Report
21st centuryEnd-Terrace HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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 42a is modelled from its 93 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 42a. 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 42a was lodged in May 2026 at band C and is valid until May 2036. 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 42a. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 42a, Pond Meadow, Guildford, GU2 8LF. Each answer is also embedded as structured data for search engines.
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