Model valuation£417,0008 Busby Close
Local market context
12 Cinnamon Gardens, Guildford, GU2 9YZ
Estimated value
£179,000
- Since the 2003 sale (£24,500)+631%
- Against GU2 9YZ's recent median (£251,000)-29%
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
Mid terrace
Floor 01
Habitable rooms
2
From EPC
Floor area
41 m²
441 sq ft
Energy rating
C
Score 74
Council tax
Band C
Tenure
Social 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
£179,000
- Against its 2003 sale (£24,500)+631%
- Against GU2 9YZ's recent median (£251,000)-29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Cinnamon Gardens is modelled from its 41 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU2 9YZ. 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
41 m² from the EPC lodged in May 2026
Sales of this home
1 sale recorded, the latest in 2003
Recent sales in GU2 9YZ
5 sales, median £251,000 (2025–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Latest sale on 12 Cinnamon Gardens was the lowest on Land Registry record across the postcode.
Sales timeline
7 February 2003Most recent
£24,500
Median price across the last 5 sales in GU2 9YZ: £251,000 (2025–2017).
Nearby sales in GU2 9YZ
What this page doesn't show
1 potential issue has already been flagged for 12 Cinnamon Gardens, Guildford, GU2 9YZ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 12 Cinnamon Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Cinnamon Gardens is a mid-terrace house in Guildford (GU2 9YZ). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (May 2026) shows a C (score 74). The rating has held steady at C across 2 certificates since July 2017. Between certificates, roof efficiency dropped from Good to Average and window efficiency dropped from Good to Poor. This certificate was lodged in the last six months, so the rating reflects current condition.
Held since February 2003 — that's 24 years off the open market, well above the local norm. Today's modelled estimate of £179,000 sits 630.6% above the 2003 sale of £24,500. On a £-per-square-foot basis, the last sale (£56/sq ft) was about 82.6% below the postcode norm. At 41 m² it's 17.2% smaller than the typical home in the postcode (50 m² median across 20 EPCs).
Before you decide
Everything you need to know about 12 Cinnamon Gardens
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
One time fee only - money back guarantee
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.
12 Cinnamon Gardens's carbon output is low for the local stock.
Current Certificate(1 of 2)
May 2026
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
1.3 t/year
Occupancy
Rented
Certificate validity
Valid until 21 May 2036
Planning history
Applications and permits filed against 12 Cinnamon Gardens, Guildford, GU2 9YZ, sourced from the PlanIt planning register.
12 Cinnamon Gardens has no planning applications on record.
5
But the area is active
5 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cinnamon Gardens homes
Four headline reads against 12 similar flats on this street, drawn from the latest EPC and Land Registry data.
12 Cinnamon Gardens is notably below the street on price per m².
Price per m²
£598
Street avg £4,406
Floor Area
41 m²
Street avg 46 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.3 t/year
Street avg 1.6 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
Tarragon Court — bus stop.
Closest school
0.9 km
Northmead Junior School. 11 schools nearby.
Nearest schools
- Northmead Junior SchoolPrimary950m
- Stoughton Infant SchoolPrimary1.0km
- Christ's College, GuildfordSecondary1.3km
- St Joseph's Catholic Primary SchoolPrimary1.5km
Nearest stops
- Tarragon CourtBus stop93m
- Hazel FarmBus stop213m
- Pitch PlaceBus stop225m
- Hamilton DriveBus stop247m
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 9YZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.4dB
Night-time· 23:00 – 07:00
41.2dB
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
Late 20th century1st Floor MaisonetteEPC 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.
From £495 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 12 Cinnamon Gardens is modelled from its 41 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU2 9YZ. 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 12 Cinnamon Gardens. 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 12 Cinnamon Gardens 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. None is matched to 12 Cinnamon Gardens. 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 11 schools and 30 stops listed are measured in a straight line from GU2 9YZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Cinnamon Gardens is in council tax band C. 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 12 Cinnamon Gardens, Guildford, GU2 9YZ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in GU2 9YZSold prices, values and energy ratings for the postcode
- GU 2 property marketPrices, postcodes, schools and transport across the district
- 12 Cinnamon Gardens, Guildford valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales