What kind of home is 85 Glaziers Lane, GU3 2DF?

85 Glaziers Lane, GU3 2DF is a semi-detached house.

When did 85 Glaziers Lane, GU3 2DF last change hands?

85 Glaziers Lane, GU3 2DF last sold for £450,000 in June 2025, around 1 years ago. Source: HM Land Registry.

What is the EPC rating for 85 Glaziers Lane, GU3 2DF?

The current EPC rating for 85 Glaziers Lane, GU3 2DF is D with a score of 59 out of 100, lodged in March 2025. The assessor estimates the property could reach a C. Source: EPC Register.

How big is 85 Glaziers Lane, GU3 2DF?

85 Glaziers Lane, GU3 2DF has a recorded floor area of 89 m² (958 sq ft). That makes it about 42% smaller than the median EPC-recorded property in GU3 2DF. Source: EPC Register.

What heating system does 85 Glaziers Lane, GU3 2DF use?

The latest EPC at 85 Glaziers Lane, GU3 2DF records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 85 Glaziers Lane, GU3 2DF?

85 Glaziers Lane, GU3 2DF is in council tax band E.

Which area is 85 Glaziers Lane, GU3 2DF in?

85 Glaziers Lane, GU3 2DF sits in Normandy, Guildford, Guildford. It falls within the GU3 postcode district in Surrey.

How safe is the area around 85 Glaziers Lane, GU3 2DF?

Police records around 85 Glaziers Lane, GU3 2DF show an average of 51 reported crimes per month over the last 15 months. Violent crime makes up roughly 32% of reports, the most common category. The overall trend is falling (18% versus the prior period). Source: Police UK.

What schools are near 85 Glaziers Lane, GU3 2DF?

The closest primary school to 85 Glaziers Lane, GU3 2DF is Normandy Village School (1.4km), one of 2 primaries within walking distance.

What transport links are near 85 Glaziers Lane, GU3 2DF?

The closest bus stop to 85 Glaziers Lane, GU3 2DF is Glaziers Lane, 143m away. The nearest rail option is Wanborough Rail Station, 630m away.

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85 Glaziers Lane, Normandy, Guildford, GU3 2DF

Estimated value

£499,000

Since the 2025 sale (£450,000)+11%
Against GU3 2DF's recent median (£875,000)-43%

Newest record on this page: June 2025. 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

Habitable rooms

From EPC

Floor area

89 m²

958 sq ft

Energy rating

Score 59

Council tax

Band E

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

£499,000

Against its 2025 sale (£450,000)+11%
Against GU3 2DF's recent median (£875,000)-43%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 85 Glaziers Lane is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU3 2DF. 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
89 m² from the EPC lodged in March 2025
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in GU3 2DF
5 sales, median £875,000 (2024–2017)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: June 2025	Latest available records, read when you order
Valuation	Estimate from the last refresh	Analysed against comparable sales
Planning	None on this home	Full history, plus nearby schemes
Flood risk	Not shown	Included

Price

Sales history & valuation

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

Sales timeline

29 June 2025Most recent
£450,000

Median price across the last 5 sales in GU3 2DF: £875,000 (2024–2017).

Nearby sales in GU3 2DF

Risks

What this page doesn't show

1 potential issue has already been flagged for 85 Glaziers Lane, Normandy, Guildford, GU3 2DF. 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

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Overview

About 85 Glaziers Lane

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

85 Glaziers Lane is a semi-detached house in Normandy, Guildford, Guildford (GU3 2DF). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (March 2025) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 78).

It changed hands recently, sold June 2025 for £450,000. At 89 m² it sits well below the postcode median (154 m² across 13 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £499,000 is 10.9% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£470/sq ft) was about 81.6% above the typical sold price in the postcode.

Before you decide

Everything you need to know about 85 Glaziers Lane

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

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 2025

EPC Rating

D59

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

4.3 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 4 March 2035

8 years remaining

Planning

Planning history

Applications and permits filed against 85 Glaziers Lane, Normandy, Guildford, GU3 2DF, sourced from the PlanIt planning register.

85 Glaziers Lane has no planning applications on record.

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 Glaziers Lane homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for 85 Glaziers Lane lags the street by a wide margin.

Price per m²

£5,056

Street avg £3,322

Strongly above

Floor Area

89 m²

Street avg 168 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

4.3 t/year

Street avg 5.3 t/year

On par

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

Rail-style transport is unusually close for this postcode.

Crime

51/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Glaziers Lane — bus stop.

Closest school

1.4 km

Normandy Village School. 2 schools nearby.

Nearest schools

Normandy Village SchoolPrimary1.4km
Wood Street Infant SchoolPrimary3.0km

Nearest stops

Glaziers LaneBus stop143m
Wanborough Rail StationRailway station630m
Wanborough Railway StationBus stop636m
Wanborough Rail StationRailway station647m

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 2DF from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

41.6dB

Low

Night-time road noise heatmap for GU3 2DF

Night-time· 23:00 – 07:00

36.5dB

Low

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 centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,020 · 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.

£500k

1 Orchard Close, Normandy

GU3 2EY

£490k

1 Manor Farm Cottages, Wanborough

GU3 2JR

£488k

1 Elm Hill, Normandy

GU3 2JA

£460k

1 Orchard Way, Normandy

GU3 2EZ

3 bed1 bath

£455k

1 Old Hall Cottages, Guildford Road, Normandy

GU3 2BP

3 bed

£454k

1 Eva Cottages, Elm Hill, Normandy

GU3 2HY

3 bed

£450k

1 Culls Road, Normandy

GU3 2ER

£448k

1 Hawthorn Close, Normandy

GU3 2AB

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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 85 Glaziers Lane is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU3 2DF. 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 85 Glaziers Lane. 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 85 Glaziers Lane was lodged in March 2025 at band D and is valid until March 2035. Floor area, heating and insulation details on this page come from it.
Planning records: Planning applications are collected from local authority registers through PlanIt. None is matched to 85 Glaziers Lane. 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 2DF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: 85 Glaziers Lane is in council tax band E. 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 85 Glaziers Lane, Normandy, Guildford, GU3 2DF. Each answer is also embedded as structured data for search engines.

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