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2 Henley Park Barns, Henley Park, Normandy, Guildford, GU3 2AE

Estimated value

£890,000

  • Since the 2003 sale (£415,000)+114%
  • Against GU3 2AE's recent median (£900,000)-1%

Newest record on this page: August 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
5
Bathrooms
3
Floor area
185 m²
1991 sq ft
Energy rating
C
Score 74
Council tax
Band H
Tenure
Owner Occupied
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Valuation

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

£890,000

  • Against its 2003 sale (£415,000)+114%
  • Against GU3 2AE's recent median (£900,000)-1%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Henley Park Barns is modelled from its 185 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU3 2AE. 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

    185 m² from the EPC lodged in August 2022

  • Sales of this home

    1 sale recorded, the latest in 2003

  • Recent sales in GU3 2AE

    3 sales, median £900,000 (2021–2004)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2021Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sales timeline

  1. 11 March 2003Most recent

    £415,000

Median price across the last 3 sales in GU3 2AE: £900,000 (2021–2004).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Henley Park Barns, Henley Park, Normandy, Guildford, GU3 2AE. 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

Overview

About 2 Henley Park Barns

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Henley Park Barns is a five-bedroom semi-detached house in Normandy, Guildford, Guildford (GU3 2AE). It has a recorded floor area of 185 m² (around 1991 sq ft), construction records dating it to 2003-2006 and council tax band H. The latest certificate (August 2022) shows a C (score 74). When first surveyed in March 2011 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to B (score 81). Other recorded features include outbuildings.

Untraded for 23 years, with the last transfer in March 2003. Today's modelled estimate of £890,000 sits 114.5% above the 2003 sale of £415,000. At 185 m² it sits well below the postcode median (273 m² across 4 EPCs), making it one of the more compact homes locally. 5 bedrooms is on the larger side for this postcode, where 4 is the typical count.

Specifications

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
  • Bathrooms3
  • Utility roomYes

Outside

  • Private gardenSouth-facing
  • GarageYes
  • OutbuildingsYes

Building

  • ConciergeYes
Before you decide

Everything you need to know about 2 Henley Park Barns

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Aug 2022

EPC Rating

A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 1 August 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2022from Mar 2011
EPC improved fromD63toC74
Floor Insulation
PartialInsulated

Floor insulation added or improved

Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 2 Henley Park Barns, Henley Park, Normandy, Guildford, GU3 2AE, sourced from the PlanIt planning register.

2 Henley Park Barns has no planning applications on record.

3

But the area is active

3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Henley Park homes

Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Henley Park Barns outperforms the street on epc rating by a wide margin.

EPC Rating

74 (C)

Street avg 64 (D)

Strongly above

Floor Area

185 m²

Street avg 231 m²

Below

CO₂ Emissions

5.0 t/year

Street avg 7.9 t/year

Strongly above

Habitable Rooms

8 rooms

Street avg 7 rooms

Above
Area

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.
Full Guildford report

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

0.9 km

Pond — bus stop.

Closest school

1.4 km

Normandy Village School. 1 school nearby.

Nearest schools

  • Normandy Village SchoolPrimary1.4km

Nearest stops

  • PondBus stop945m
  • Anchor CloseBus stop958m
  • Glaziers LaneBus stop1.0km
  • Bailes LaneBus stop1.2km

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around GU3 2AE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for GU3 2AE

Daytime· 07:00 – 23:00

44.9dB

Low
Night-time road noise heatmap for GU3 2AE

Night-time· 23:00 – 07:00

38.9dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

21st centurySemi-Detached HouseEPC CPermanent outbuildings

Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,360 · Includes VAT

Comparables

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
£857k

1 Manor Farm Barns, Wanborough

GU3 2JR

4 bed
£575k

1 Glaziers Lane, Normandy

GU3 2DH

4 bed2 bath
£794k

1 Laureldene, Normandy

GU3 2DU

3 bed2 bath
£693k

1 Mariners Drive, Guildford Road, Normandy

GU3 2DB

3 bed1 bath
£570k

1 Algernon Place, Station Approach, Normandy

GU3 2BF

3 bed2 bath
£856k

1 Cobbett Hill Road, Normandy

GU3 2AA

£948k

1 Henley Park Farm Cottages, Henley Park, Normandy

GU3 2AE

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 2 Henley Park Barns is modelled from its 185 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU3 2AE. 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. 1 sale is recorded for 2 Henley Park Barns. 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 2 Henley Park Barns was lodged in August 2022 at band C and is valid until August 2032. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Henley Park Barns. 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 28 stops listed are measured in a straight line from GU3 2AE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Henley Park Barns is in council tax band H. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Henley Park Barns, Henley Park, Normandy, Guildford, GU3 2AE. Each answer is also embedded as structured data for search engines.

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