Model valuation£417,0008 Busby Close
Local market context
1 Crossacres, Pyrford Woods, Woking, GU22 8QS
3 planning records
Estimated value
£1,136,000
- Since the 2013 sale (£825,000)+38%
- Against GU22 8QS's recent median (£1,198,000)-5%
Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Floor area
212 m²
2282 sq ft
Energy rating
E
Score 50
Council tax
Band G
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
£1,136,000
- Against its 2013 sale (£825,000)+38%
- Against GU22 8QS's recent median (£1,198,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Crossacres is modelled from its 212 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU22 8QS. 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
212 m² from the EPC lodged in September 2014
Sales of this home
2 sales recorded, the latest in 2013
Recent sales in GU22 8QS
5 sales, median £1,198,000 (2024–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | 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.
1 Crossacres valuation sits well clear of the typical sold price in this postcode.
Sales timeline
19 August 2013Most recent
£825,000
+43.5%over 11 years18 July 2002
£575,000
Median price across the last 5 sales in GU22 8QS: £1,198,000 (2024–2023).
Nearby sales in GU22 8QS
33 Crossacres, Pyrford Woods, Woking, GU22 8QS
Sold Oct 2024
£1,200,00020 Crossacres, Pyrford Woods, Woking, GU22 8QS
Sold Oct 2024
£1,075,00013 Crossacres, Pyrford Woods, Woking, GU22 8QS
Sold Sept 2024
£1,175,0004 Crossacres, Pyrford Woods, Woking, GU22 8QS
Sold Dec 2023
£1,198,0008 Crossacres, Pyrford Woods, Woking, GU22 8QS
Sold Oct 2023
£1,230,000
What this page doesn't show
1 potential issue has already been flagged for 1 Crossacres, Pyrford Woods, Woking, GU22 8QS. 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 1 Crossacres
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Crossacres is a five-bedroom detached house in Woking (GU22 8QS). It has a recorded floor area of 212 m² (around 2282 sq ft), construction records dating it to 1967-1975 and council tax band G. The latest certificate (September 2014) shows an E (score 50), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since June 2013. Between certificates, roof efficiency went from Average to Good and lighting went from Very Poor to Very Good; while wall efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 81), a 3-band jump. The latest certificate is from September 2014, so improvements made since then won't be reflected.
At 212 m² it's 24% larger than the typical home in the postcode (171 m² median across 21 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, a garage conversion, a porch and tree works, meaningful when judging how the property has evolved. Last sold in August 2013, so it's been off the market for around 13 years. Across 2002–2013, sale prices on this property compounded at 3.3% per year. Today's modelled estimate of £1,136,000 is 37.7% above the 2013 sale price.
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
- Bedrooms5
Before you decide
Everything you need to know about 1 Crossacres
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.
1 Crossacres sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 Sept 2024
Current Certificate(1 of 3)
Sept 2014
EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Very Poor
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 8 September 2024
Property Improvements
Changes detected from historical EPC data
Jun 2014from Jun 2013
Hot Water
AverageGood
Hot water efficiency improved
Low Energy Lighting
0%38%
More low energy lighting installed
Sept 2014from Jun 2014
Hot Water
GoodAverage
Hot water efficiency decreased
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
38%70%
More low energy lighting installed
Planning history
Applications and permits filed against 1 Crossacres, Pyrford Woods, Woking, GU22 8QS, sourced from the PlanIt planning register.
3 applications on record at 1 Crossacres, Pyrford Woods, Woking, GU22 8QS
3decisions1extensions37documents2nearby
- Sept 2014Tree WorksTreesOutcome in report
T1 Silver Birch: Crown thin 10% reduce 2 x long branches over neighbours garden 3m. crown lift 3m. T2 Row of Lawson Cypress: reduce to just above gutter height. T3 Oak: Crown thin 20%. Reduce lowest secondary limb back to lateral branch 1m from stem. remove secondary limp over corner of house and two small limbs growing towards the house. Reduce canopy over house to 1m behind building line. T4 Oak: Crown Thin 10% T5 Lawson Cypress: Fell. (works subject to TPO 626/0113/1971)
- Documents
- 6 docs on file
- Reference
- TREE/2014/8320
- More recent applications — locked
- Garage ConversionNov 2015Decision
- Tree WorksMay 2015Decision
Unlock 1 Crossacres, Pyrford Woods, Woking, GU22 8QS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 2 notable nearby
- The 37 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Crossacres homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 1 Crossacres lags the street by a wide margin.
Price per m²
£3,892
Street avg £4,831
Floor Area
212 m²
Street avg 183 m²
Habitable Rooms
10 rooms
Street avg 8 rooms
CO₂ Emissions
11.0 t/year
Street avg 6.3 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
185/mo
Falling year-on-year across the wider district.
Nearest stop
0.5 km
Pyrford Common Road — bus stop.
Closest school
0.5 km
Pyrford Church of England Primary School. 14 schools nearby.
Nearest schools
- Pyrford Church of England Primary SchoolPrimary502m
- The Marist Catholic Primary SchoolPrimary1.2km
- New Monument Primary AcademyPrimary1.3km
- The Bishop David Brown SchoolSecondary1.3km
Nearest stops
- Pyrford Common RoadBus stop507m
- Village HallBus stop523m
- Coldharbour RoadBus stop524m
- Engliff LaneBus stop726m
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 8QS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.1dB
Night-time· 23:00 – 07:00
40.0dB
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 3 Building Survey
Late 20th centuryDetached HouseEPC EExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · 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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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 1 Crossacres is modelled from its 212 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU22 8QS. 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. 2 sales are recorded for 1 Crossacres. 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 1 Crossacres was lodged in September 2014 at band E and expired in September 2024, so a new one is needed to sell or let. 3 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 1 Crossacres. 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 8QS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Crossacres is in council tax band G. 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 1 Crossacres, Pyrford Woods, Woking, GU22 8QS. Each answer is also embedded as structured data for search engines.
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- Every home in GU22 8QSSold prices, values and energy ratings for the postcode
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