Model valuation£417,0008 Busby Close
Local market context
25 High Street, Woking, GU21 6BW
3 planning records
Estimated value
£276,000
- Since the 2019 sale (£625,000)-56%
- Against GU21 6BW's recent median (£500,000)-45%
Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Habitable rooms
4
From EPC
Floor area
91 m²
980 sq ft
Energy rating
D
Score 63
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
£276,000
- Against its 2019 sale (£625,000)-56%
- Against GU21 6BW's recent median (£500,000)-45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 High Street is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU21 6BW. 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
91 m² from the EPC lodged in December 2022
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in GU21 6BW
5 sales, median £500,000 (2022–2005)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
25 High Street valuation runs notably under the typical sold price in this postcode.
Sales timeline
13 May 2019Most recent
£625,000
Median price across the last 5 sales in GU21 6BW: £500,000 (2022–2005).
Nearby sales in GU21 6BW
What this page doesn't show
2 potential issues have already been flagged for 25 High Street, Woking, GU21 6BW. 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 25 High Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 High Street is an end-of-terrace house in Woking (GU21 6BW). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1900-1929 and council tax band C. At 91 m² this is the largest unit on EPC record across the building (15–91 m²). The building's EPC ratings span E to C across 30 units on file. The latest certificate (December 2022) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in March 2018 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Good and window efficiency went from Very Poor to Average. The recommended improvements would push it to C (score 69).
Today's modelled estimate of £276,000 is 55.8% below the 2019 sale of £625,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£638/sq ft) was about 16.6% below the postcode norm. 3 planning records sit against the property, 1 approved, 0 refused, 1 pending. Past consents include a loft conversion and subdivision, meaningful when judging how the property has evolved. An active application for change of use to residential is awaiting a decision. At 91 m² the property is well over the postcode median (25 m² across 29 EPCs), placing it in the larger end of the local stock. Sold May 2019 for £625,000.
Before you decide
Everything you need to know about 25 High Street
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)
Dec 2022
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.2 t/year
Occupancy
Rented
Certificate validity
Valid until 16 December 2032
Property Improvements
Changes detected from historical EPC data
Dec 2022from Mar 2018
EPC improved fromE40toD63
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against 25 High Street, Woking, GU21 6BW, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
3 applications on record at 25 High Street, Woking, GU21 6BW
1decisions1extensions54documents12nearby
Flagged:SubdivisionChange of use
- Apr 2019Loft ConversionFullOutcome in report
Erection of x1 rear dormer and x2 front dormers together with conversion of existing roof space to form x1 one bedroom flat.
Subdivision- Documents
- 18 docs on file
- Reference
- PLAN/2018/1371
- More recent applications — locked
- Change of UseJul 2023Decision
- Change of UseApr 2023Decision
Unlock 25 High Street, Woking, GU21 6BW'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 3 applications on this property in full, plus 12 notable nearby
- The 54 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other High Street homes
Four headline reads against 29 similar flats on this street, drawn from the latest EPC and Land Registry data.
25 High Street outperforms the street on floor area by a wide margin.
Price per m²
£6,868
Street avg £8,053
Floor Area
91 m²
Street avg 34 m²
Habitable Rooms
4 rooms
Street avg 2 rooms
CO₂ Emissions
4.2 t/year
Street avg 1.7 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Woking district page.
Rail-style transport is unusually close for this postcode.
Crime
336/mo
Falling 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.
Nearest schools
- Maybury Primary SchoolPrimary723m
- St Dunstan's Catholic Primary School, WokingPrimary817m
- The Horsell Village SchoolPrimary1.0km
- Goldsworth Primary SchoolPrimary1.2km
Nearest stops
- High Street Link RoadBus stop97m
- Woking Railway Station SouthsideBus stop128m
- Woking Rail StationRailway station139m
- Woking Rail StationRailway station146m
Most reported crime locally
- Violence & Sexual Offences1,795 reports38%
- Anti-social Behaviour706 reports15%
- Shoplifting447 reports9%
- Public Order442 reports9%
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 GU21 6BW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
43.7dB
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 3 Building Survey
Victorian-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
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 25 High Street is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU21 6BW. 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 25 High Street. 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 25 High Street was lodged in December 2022 at band D and is valid until December 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 25 High Street. 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 14 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from GU21 6BW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 High Street 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 25 High Street, Woking, GU21 6BW. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in GU21 6BWSold prices, values and energy ratings for the postcode
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