Model valuation£417,0008 Busby Close
Local market context
Tabiat, Cobbett Hill Road, Normandy, Guildford, GU3 2AA
7 planning records
Estimated value
£1,654,000
- Against GU3 2AA's recent median (£710,000)+133%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
10
From EPC
Floor area
276 m²
2971 sq ft
Energy rating
C
Score 77
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
£1,654,000
- Against GU3 2AA's recent median (£710,000)+133%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Tabiat is modelled from its 276 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU3 2AA. 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
276 m² from the EPC lodged in March 2023
Sales of this home
No sale recorded since 1995
Recent sales in GU3 2AA
5 sales, median £710,000 (2025–2003)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 7 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.
Tabiat has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in GU3 2AA: £710,000 (2025–2003).
What this page doesn't show
1 potential issue has already been flagged for Tabiat, Cobbett Hill Road, Normandy, Guildford, GU3 2AA. 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 Tabiat
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Tabiat is a detached house in Normandy, Guildford, Guildford (GU3 2AA). It has a recorded floor area of 276 m² (around 2971 sq ft) and construction records dating it to 1930-1949. The latest certificate (March 2023) shows a C (score 77), near the top of the C band. The recommended improvements would push it to B (score 90). Main heating runs on electricity.
7 planning records sit against the property, 4 approved, 1 refused, 2 pending. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. An application is currently awaiting a decision. At 276 m² it's 25.5% larger than the typical home in the postcode (220 m² median across 4 EPCs). Its energy rating outperforms most of the postcode (better than 75% of similar EPCs).
Before you decide
Everything you need to know about Tabiat
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.
Current Certificate
Mar 2023EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 March 2033
Planning history
Applications and permits filed against Tabiat, Cobbett Hill Road, Normandy, Guildford, GU3 2AA, sourced from the PlanIt planning register.
There is a planning application currently awaiting a decision.
7 applications on record at Tabiat, Cobbett Hill Road, Normandy, Guildford, GU3 2AA
1 live now5decisions4extensions81documents3nearby
Flagged:Demolition
- Apr 2022FullOutcome in report
Proposed wildlife pond.
- Documents
- 8 docs on file
- Reference
- 22/P/00741
- More recent applications — locked
- OutlineMar 2026Decision
- DemolitionJan 2026Decision
+ 4 more applications in the report
Unlock Tabiat, Cobbett Hill Road, Normandy, Guildford, GU3 2AA'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 7 applications on this property in full, plus 3 notable nearby
- The 81 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 Cobbett Hill Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Tabiat stands well clear of the street.
EPC Rating
77 (C)
Street avg 60 (D)
Floor Area
276 m²
Street avg 208 m²
CO₂ Emissions
3.5 t/year
Street avg 8.0 t/year
Habitable Rooms
10 rooms
Street avg 7 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
51/mo
Falling year-on-year across the wider district.
Nearest stop
0.6 km
Cobbett Hill — bus stop.
Closest school
2.4 km
Worplesdon Primary School. 2 schools nearby.
Nearest schools
- Worplesdon Primary SchoolPrimary2.4km
- Wood Street Infant SchoolPrimary2.8km
Nearest stops
- Cobbett HillBus stop617m
- Whipley FarmBus stop706m
- Clasford BridgeBus stop876m
- Clasford BridgeBus stop958m
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 2AA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.0dB
Night-time· 23:00 – 07:00
39.5dB
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
Early 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property has been extended more than once, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,795 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.3m
1 Henley Park Barns, Henley Park, Normandy
GU3 2AE
5 bed
£985k
1 Combe Cottage, Flexford Road, Normandy
GU3 2EF
£948k
1 Henley Park Farm Cottages, Henley Park, Normandy
GU3 2AE
£857k
1 Manor Farm Barns, Wanborough
GU3 2JR
4 bed
£856k
1 Cobbett Hill Road, Normandy
GU3 2AA
£794k
1 Laureldene, Normandy
GU3 2DU
3 bed2 bath
£767k
1 Cunningham Close, Normandy
GU3 2BX
£693k
1 Mariners Drive, Guildford Road, Normandy
GU3 2DB
3 bed1 bath
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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 Tabiat is modelled from its 276 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU3 2AA. 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. No sale is recorded for Tabiat, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Tabiat was lodged in March 2023 at band C and is valid until March 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to Tabiat. 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 2 schools and 30 stops listed are measured in a straight line from GU3 2AA, 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 Tabiat, Cobbett Hill Road, Normandy, Guildford, GU3 2AA. Each answer is also embedded as structured data for search engines.
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