Model valuation£417,0008 Busby Close
Local market context
35 Willow Way, Woking, GU22 0BW
5 sales on record
Estimated value
£278,000
- Since the 2019 sale (£245,000)+13%
- Against GU22 0BW's recent median (£400,000)-30%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor Ground
Bedrooms
2
Bathroom
1
Floor area
78 m²
844 sq ft
Energy rating
D
Score 66
Council tax
Band C
Tenure
Owner Occupied
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
£278,000
- Against its 2019 sale (£245,000)+13%
- Against GU22 0BW's recent median (£400,000)-30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Willow Way is modelled from its 78 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in GU22 0BW. 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
78 m² from the EPC lodged in January 2012
Sales of this home
5 sales recorded, the latest in 2019
Recent sales in GU22 0BW
5 sales, median £400,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 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.
35 Willow Way has more than doubled in price since the earliest registered sale in 2000.
Sales timeline
7 August 2019Most recent
£245,000
+11.4%over 4 years7 August 2014
£220,000
+20.5%over 2 years3 May 2012
£182,500
+2.2%over 7 years17 August 2004
£178,500
+56.6%over 4 years13 July 2000
£114,000
Median price across the last 5 sales in GU22 0BW: £400,000 (2025–2021).
What this page doesn't show
1 potential issue has already been flagged for 35 Willow Way, Woking, GU22 0BW. 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
One time fee only - money back guarantee
About 35 Willow Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Willow Way is a two-bedroom detached house in Woking (GU22 0BW). It has a recorded floor area of 78 m² (around 844 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (January 2012) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 72). The latest certificate is from January 2012, so improvements made since then won't be reflected.
Sold August 2019 for £245,000. Across the public record there are 5 sales, relatively high churn for a single property. It lags the bulk of the postcode on energy efficiency (less efficient than 74% of similar EPCs). Across 2000–2019, sale prices on this property compounded at 4.1% per year. Today's modelled estimate of £278,000 is 13.5% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£290/sq ft) was about 22.5% above the typical sold price in the postcode.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenFront and rear
- DrivewayYes
Before you decide
Everything you need to know about 35 Willow Way
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.
35 Willow Way's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Jan 2022
Current Certificate
Jan 2012EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 January 2022
Planning history
Applications and permits filed against 35 Willow Way, Woking, GU22 0BW, sourced from the PlanIt planning register.
35 Willow Way has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Willow Way homes
Four headline reads against 16 similar flats on this street, drawn from the latest EPC and Land Registry data.
35 Willow Way outperforms the street on price per m² by a wide margin.
Price per m²
£3,125
Street avg £2,751
Floor Area
78 m²
Street avg 83 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 t/year
Street avg 2.5 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.
Crime
185/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Ash Road — bus stop.
Closest school
0.3 km
Barnsbury Primary School and Nursery. 14 schools nearby.
Nearest schools
- Barnsbury Primary School and NurseryPrimary344m
- Westfield Primary SchoolPrimary578m
- Hoe Valley SchoolSecondary912m
- Kingfield Primary SchoolPrimary970m
Nearest stops
- Ash RoadBus stop115m
- Hawthorn CloseBus stop170m
- Hawthorn RoadBus stop211m
- Laburnum RoadBus stop253m
Most reported crime locally
- Violence & Sexual Offences768 reports35%
- Anti-social Behaviour364 reports16%
- Public Order210 reports9%
- Other Theft198 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 GU22 0BW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.8dB
Night-time· 23:00 – 07:00
43.0dB
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
Mid 20th centuryGround Floor MaisonetteEPC D
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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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1 Alice Ruston Place
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1 Cavendish Road
GU22 0EP
4 bed2 bath
£221k
1 Apple Trees Place
GU22 0HD
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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 35 Willow Way is modelled from its 78 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in GU22 0BW. 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. 5 sales are recorded for 35 Willow Way. 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 35 Willow Way was lodged in January 2012 at band D and expired in January 2022, 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. None is matched to 35 Willow Way. 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 12 months, which places each incident at an approximate point. The 14 schools and 30 stops listed are measured in a straight line from GU22 0BW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 35 Willow Way 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 35 Willow Way, Woking, GU22 0BW. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in GU22 0BWSold prices, values and energy ratings for the postcode
- GU 22 property marketPrices, postcodes, schools and transport across the district
- 35 Willow Way, Woking 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