Model valuation£417,0008 Busby Close
Local market context
Beech Cottage, Puttenham Hill, Puttenham, Guildford, GU3 1AH
5 planning records
Estimated value
£993,000
- Since the 2011 sale (£650,000)+53%
- Against GU3 1AH's recent median (£1,425,000)-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
Bedrooms
4
Floor area
158 m²
1696 sq ft
Energy rating
E
Score 42
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
£993,000
- Against its 2011 sale (£650,000)+53%
- Against GU3 1AH's recent median (£1,425,000)-30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beech Cottage is modelled from its 158 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU3 1AH. 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 February 2011
Sales of this home
2 sales recorded, the latest in 2011
Recent sales in GU3 1AH
5 sales, median £1,425,000 (2022–2003)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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 1998.
Sales timeline
14 November 2011Most recent
£650,000
+109.7%over 13 years30 January 1998
£310,000
Median price across the last 5 sales in GU3 1AH: £1,425,000 (2022–2003).
Nearby sales in GU3 1AH
Greys East, Puttenham Hill, Puttenham, Guildford, GU3 1AH
Sold Mar 2022
£1,390,000Touchwood House, Puttenham Hill, Puttenham, Guildford, GU3 1AH
Sold Jun 2021
£2,100,000Greys West, Puttenham Hill, Puttenham, Guildford, GU3 1AH
Sold Nov 2016
£1,500,000Greys Lodge, Puttenham Hill, Puttenham, Guildford, GU3 1AH
Sold Aug 2000
£262,5001 Harcourt Cottages, Puttenham Hill, Puttenham, Guildford, GU3 1AH
Sold Jun 2000
£212,000
What this page doesn't show
1 potential issue has already been flagged for Beech Cottage, Puttenham Hill, Puttenham, Guildford, GU3 1AH. 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 Beech Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beech Cottage is a four-bedroom detached house in Puttenham, Guildford, Guildford (GU3 1AH). It has a recorded floor area of 158 m² (around 1696 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (February 2011) shows an E (score 42), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since May 2010. Between certificates, lighting went from Very Poor to Poor; while wall efficiency dropped from Good to Poor and roof efficiency dropped from Good to Very Poor. The latest certificate is from February 2011, so improvements made since then won't be reflected.
Across 1998–2011, sale prices on this property compounded at 5.5% per year. Today's modelled estimate of £993,000 sits 52.8% above the 2011 sale of £650,000. 5 planning records sit against the property, 5 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. 15 years since the last transfer (November 2011).
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
- Bedrooms4
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenYes
- GarageDouble, Detached
Before you decide
Everything you need to know about Beech Cottage
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.
Beech Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 21 Feb 2021
Current Certificate(1 of 2)
Feb 2011
EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
10.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 February 2021
Property Improvements
Changes detected from historical EPC data
Feb 2011from May 2010
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Planning history
Applications and permits filed against Beech Cottage, Puttenham Hill, Puttenham, Guildford, GU3 1AH, sourced from the PlanIt planning register.
Beech Cottage has been through 5 approved planning applications — a well-evolved property.
5 applications on record at Beech Cottage, Puttenham Hill, Puttenham, Guildford, GU3 1AH
5decisions22documents1nearby
Flagged:Conservation area
- Apr 2008Tree WorksTreesOutcome in report
Fell three Sycamore to ground level and poison the stumps to prevent regrowth. Remove a number of low limbs on the large Sycamore tree to open up the garage roof to daylight and cut back overhanging Yew from garage roof. (Puttenham Conservation Area)
Conservation Area- Documents
- 3 docs on file
- Reference
- 08/T/00034
- More recent applications — locked
- Tree WorksMay 2025Decision
- FullJul 2022Decision
+ 2 more applications in the report
Unlock Beech Cottage, Puttenham Hill, Puttenham, Guildford, GU3 1AH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 1 notable nearby
- The 22 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Puttenham Hill homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
Beech Cottage is notably below the street on epc rating.
EPC Rating
42 (E)
Street avg 56 (D)
Floor Area
158 m²
Street avg 207 m²
CO₂ Emissions
10.0 t/year
Street avg 9.1 t/year
Habitable Rooms
6 rooms
Street avg 8 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Guildford district page.
Crime
51/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Puttenham Hill — bus stop.
Closest school
0.5 km
Puttenham CofE Infant School. 1 school nearby.
Nearest schools
- Puttenham CofE Infant SchoolPrimary483m
Nearest stops
- Puttenham HillBus stop64m
- Puttenham TurnBus stop290m
- The StreetBus stop363m
- The Good IntentBus stop525m
Most reported crime locally
- Violence & Sexual Offences246 reports32%
- Anti-social Behaviour201 reports26%
- Criminal Damage & Arson80 reports10%
- Public Order52 reports7%
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 GU3 1AH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.1dB
Night-time· 23:00 – 07:00
45.9dB
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-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,495 · 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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4 bed2 bath
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1 Bowling Green, Compton
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1 Manor Cottages, Hook Lane, Puttenham
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1 Angel Court, Eastbury Lane, Compton
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£701k
1 Ignors Wood, Puttenham Heath Road, Compton
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£750k
1 Oak Cottages, Withies Lane, Compton
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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 Beech Cottage is modelled from its 158 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU3 1AH. 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 Beech Cottage. 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 Beech Cottage was lodged in February 2011 at band E and expired in February 2021, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Beech Cottage. 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 15 months, which places each incident at an approximate point. The 1 school and 25 stops listed are measured in a straight line from GU3 1AH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Beech Cottage 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 Beech Cottage, Puttenham Hill, Puttenham, Guildford, GU3 1AH. Each answer is also embedded as structured data for search engines.
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