Model valuation£417,0008 Busby Close
Local market context
2 High Trees, Firbank Lane, Woking, GU21 7QS
EPC B1 planning record
Estimated value
£979,000
- Since the 2016 sale (£835,000)+17%
- Against GU21 7QS's recent median (£950,000)+3%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Floor area
158 m²
1701 sq ft
Energy rating
B
Score 83
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
£979,000
- Against its 2016 sale (£835,000)+17%
- Against GU21 7QS's recent median (£950,000)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 High Trees is modelled from its 158 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU21 7QS. 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
158 m² from the EPC lodged in October 2016
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in GU21 7QS
5 sales, median £950,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | 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.
Sales timeline
16 December 2016Most recent
£835,000
Median price across the last 5 sales in GU21 7QS: £950,000 (2025–2020).
Nearby sales in GU21 7QS
Medina, Firbank Lane, Woking, GU21 7QS
Sold Mar 2025
£1,190,000Heathfield, Firbank Lane, Woking, GU21 7QS
Sold Jun 2022
£950,0001 High Trees, Firbank Lane, Woking, GU21 7QS
Sold Aug 2021
£875,000Twingates, Firbank Lane, Woking, GU21 7QS
Sold Feb 2021
£950,000The Hollies, Firbank Lane, Woking, GU21 7QS
Sold Nov 2020
£1,120,000
What this page doesn't show
1 potential issue has already been flagged for 2 High Trees, Firbank Lane, Woking, GU21 7QS. The detail, evidence and what to ask about it are in the Risks 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 2 High Trees
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 High Trees is a property in Woking (GU21 7QS). It has a recorded floor area of 158 m² (around 1701 sq ft). The latest certificate (October 2016) returns a B (score 83), comfortably above the UK average.
One planning record on file: tree works approved in 2019. Past consents include tree works, meaningful when judging how the property has evolved. At 158 m² it's 22.7% smaller than the typical home in the postcode (205 m² median across 12 EPCs). Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Today's modelled estimate of £979,000 is 17.2% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£491/sq ft) was about 34.7% above the typical sold price in the postcode. On the market in December 2016 and unlisted since — roughly 10 years.
Before you decide
Everything you need to know about 2 High Trees
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Oct 2026
Current Certificate
Oct 2016EPC Rating
A
B
B83
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.5 t/year
Occupancy
—
Certificate validity
Expired on 20 October 2026
Planning history
Applications and permits filed against 2 High Trees, Firbank Lane, Woking, GU21 7QS, sourced from the PlanIt planning register.
1 application on record at 2 High Trees, Firbank Lane, Woking, GU21 7QS
1decisions4documents1nearby
- Oct 2019Tree WorksTreesOutcome in report
Oak (01) - Cut back canopy by 2m and crown reduce by 2m (Works subject to TPO/0003/2014).
- Council
- Not Available, if this is a comment please see the Documents Tab
- Documents
- 4 docs on file
- Reference
- TREE/2019/8235
Unlock 2 High Trees, Firbank Lane, Woking, GU21 7QS'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 1 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Firbank Lane homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 High Trees outperforms the street on co₂ emissions by a wide margin.
Price per m²
£5,285
Street avg £4,290
Floor Area
158 m²
Street avg 224 m²
CO₂ Emissions
2.5 t/year
Street avg 6.6 t/year
Years Held
10 years
Street avg 11 years
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.
Crime
336/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Holly Bank Road — bus stop.
Closest school
0.7 km
Goldsworth Primary School. 20 schools nearby.
Nearest schools
- Goldsworth Primary SchoolPrimary732m
- Barnsbury Primary School and NurseryPrimary1.3km
- Sythwood Primary and Nursery SchoolPrimary1.4km
- The Winston Churchill School A Specialist Sports CollegeSecondary1.4km
Nearest stops
- Holly Bank RoadBus stop202m
- St John's RiseBus stop262m
- FirgroveBus stop409m
- The StarBus stop430m
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 7QS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.5dB
Night-time· 23:00 – 07:00
39.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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HouseEPC B
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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.
£992k
1 High Trees, Firbank Lane
GU21 7QS
4 bed2 bath
£962k
1 Firbank Drive
GU21 7QT
4 bed1 bath
£903k
1 Holly Close
GU21 7QZ
4 bed2 bath
£900k
1 Firgrove, St Johns
GU21 7RD
4 bed
£750k
1 Barricane
GU21 7RB
4 bed
£646k
1 Jubilee Cottage, Church Road
GU21 7RN
£631k
1 Pantiles Close
GU21 7PT
£621k
1 Church Villas, Church Road
GU21 7RN
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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 2 High Trees is modelled from its 158 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU21 7QS. 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 2 High Trees. 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 2 High Trees was lodged in October 2016 at band B and expired in October 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 High Trees. 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 20 schools and 30 stops listed are measured in a straight line from GU21 7QS, 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 2 High Trees, Firbank Lane, Woking, GU21 7QS. Each answer is also embedded as structured data for search engines.
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- Every home in GU21 7QSSold prices, values and energy ratings for the postcode
- GU 21 property marketPrices, postcodes, schools and transport across the district
- 2 High Trees, Firbank Lane, Woking valuationHow the estimate is built and what moves it
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