Model valuation£417,0008 Busby Close
Local market context
33 Crossacres, Pyrford Woods, Woking, GU22 8QS
4 sales on record2 planning records
Estimated value
£1,086,000
- Since the 2024 sale (£1,200,000)-9%
- Against GU22 8QS's recent median (£1,198,000)-9%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
166 m²
1787 sq ft
Energy rating
D
Score 68
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
£1,086,000
- Against its 2024 sale (£1,200,000)-9%
- Against GU22 8QS's recent median (£1,198,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 Crossacres is modelled from its 166 m² EPC floor area, its 4 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
166 m² from the EPC lodged in December 2025
Sales of this home
4 sales recorded, the latest in 2024
Recent sales in GU22 8QS
5 sales, median £1,198,000 (2024–2021)
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 2 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.
Sale price has at least doubled since 2000.
Sales timeline
24 October 2024Most recent
£1,200,000
+33.3%over 6 years6 September 2018
£900,000
+33.3%over 5 years30 July 2013
£675,000
+60.9%over 12 years14 September 2000
£419,500
Median price across the last 5 sales in GU22 8QS: £1,198,000 (2024–2021).
Nearby sales in GU22 8QS
20 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
£1,230,0003 Crossacres, Pyrford Woods, Woking, GU22 8QS
Sold Nov 2021
£1,250,000
What this page doesn't show
1 potential issue has already been flagged for 33 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 33 Crossacres
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 Crossacres is a three-bedroom detached house in Woking (GU22 8QS). It has a recorded floor area of 166 m² (around 1787 sq ft), construction records dating it to 1976-1982 and council tax band G. The latest certificate (December 2025) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2013. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 78). The home occupies a corner plot and a cul-de-sac position.
2 planning records sit against the property, 1 approved, 0 refused, 1 pending. Past consents include an extension, meaningful when judging how the property has evolved. An active application for tree works is awaiting a decision. Most recent transfer: October 2024 at £1,200,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2000–2024, sale prices on this property compounded at 4.5% per year. On a £-per-square-foot basis, the last sale (£672/sq ft) was about 120.2% 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
- Bedrooms3
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
Outside
- Private gardenSouth-west-facing
- DrivewayYes
- Corner plotYes
- Cul-de-sacYes
Before you decide
Everything you need to know about 33 Crossacres
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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 2025
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 December 2035
Property Improvements
Changes detected from historical EPC data
Dec 2025from Mar 2013
Low Energy Lighting
62%100%
More low energy lighting installed
Planning history
Applications and permits filed against 33 Crossacres, Pyrford Woods, Woking, GU22 8QS, sourced from the PlanIt planning register.
Council records include a two-storey side extension at 33 Crossacres.
2 applications on record at 33 Crossacres, Pyrford Woods, Woking, GU22 8QS
1decisions1extensions32documents2nearby
- Apr 2018ExtensionFullOutcome in report
Extension: Two storey · Side of property
Proposed two storey side extension (Amended Plans).
- Documents
- 24 docs on file
- Reference
- PLAN/2018/0072
- More recent applications — locked
- Tree WorksJul 2024Decision
Unlock 33 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 (1 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 32 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Crossacres homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 33 Crossacres stands well clear of the street.
Price per m²
£7,229
Street avg £4,634
Floor Area
166 m²
Street avg 185 m²
Habitable Rooms
6 rooms
Street avg 8 rooms
CO₂ Emissions
4.8 t/year
Street avg 6.6 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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £1,245 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£942k
1 Dean Close
GU22 8NX
3 bed
£666k
1 Blackdown Close
GU22 8LQ
3 bed
£665k
1 Candlerush Close
GU22 8AT
3 bed2 bath
£1.1m
1 Abbey Close
GU22 8RY
4 bed2 bath
£1.1m
1 Broomcroft Close
GU22 8NR
4 bed3 bath
£609k
1 Ash Close, Pyrford
GU22 8UJ
3 bed1 bath
£1.3m
1 Birch Grove
GU22 8NB
4 bed3 bath
£450k
1 Beaufort Road
GU22 8BY
3 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 33 Crossacres is modelled from its 166 m² EPC floor area, its 4 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. 4 sales are recorded for 33 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 33 Crossacres was lodged in December 2025 at band D and is valid until December 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 33 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
- 33 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 33 Crossacres, Pyrford Woods, Woking, GU22 8QS. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in GU22 8QSSold prices, values and energy ratings for the postcode
- GU 22 property marketPrices, postcodes, schools and transport across the district
- 33 Crossacres, Pyrford Woods, 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