22a, High Street, Woking, GU21 6BW
About 22a
22a is a mid-terrace house in Woking (GU21 6BW). It has a recorded floor area of 88 m² (around 947 sq ft) and construction records dating it to 1900-1929. At 88 m² this is the largest unit on EPC record across 22a (19–88 m²). The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (45 versus a best of 67). The latest certificate (July 2022) shows an E (score 45), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 66). Main heating runs on electricity.
Today's modelled estimate of £283,000 is 42.8% below the 2018 sale of £495,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£523/sq ft) was about 36.5% below the postcode norm. At 88 m² the property is well over the postcode median (25 m² across 29 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One planning record on file: subdivision approved in 2003. Past consents include subdivision and change of use to residential, meaningful when judging how the property has evolved. Last sold in May 2018, so it's been off the market for around 8 years.
Know exactly what you're buying at 22a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
22a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- Jun 2003SubdivisionFullIn report
To convert existing office space into 2 self contained flats.
Change of Use- Documents
- 6 docs on file
- Reference
- PLAN/2003/0607
We flagged 2 things worth checking at 22a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
22a valuation runs notably under the typical sold price in this postcode.
£283,000
Modelled from EPC, postcode comparables.
£495,000
Recorded with HM Land Registry.
Sales timeline
8 May 2018Most recent
£495,000
Median price across the last 5 sales in GU21 6BW: £620,000 (2022–2005).
Everything we know about 22a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other High Street homes
CO₂ Emissions for 22a lags the street by a wide margin.
Price per m²
£5,625
Street avg £8,364
Floor Area
88 m²
Street avg 34 m²
Habitable Rooms
4 rooms
Street avg 2 rooms
CO₂ Emissions
5.1 t/year
Street avg 1.6 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
High Street Link Road — bus stop.
Closest school
0.7 km
Maybury Primary School. 16 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
43.7dB