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2 Combe Cottages, Flexford Road, Normandy, Guildford, GU3 2EF

EPC B
Property type
Detached
Floor area
174 m²
1873 sq ft
Energy rating
B
Score 87
Overview

About 2 Combe Cottages

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

2 Combe Cottages is a detached house in Normandy, Guildford, Guildford (GU3 2EF). It has a recorded floor area of 174 m² (around 1873 sq ft) and construction records dating it to 2023. The latest certificate (June 2023) returns a high B (score 87), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 95). Main heating runs on electricity: electricity, unspecified tariff.

At 174 m² the property is well over the postcode median (119 m² across 14 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £1,091,000 is 11.9% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£521/sq ft) was about 105.4% above the typical sold price in the postcode. Most recent transfer: September 2023 at £975,000.

Before you decide

Everything you need to know about 2 Combe Cottages

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.

2 Combe Cottages ranks among the most efficient homes in the postcode for energy use.

EPC Rating

A
B
B87
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Very Good
CO2 Emissions
1.8 t/year
Occupancy
—
SDL Surveying

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Level 2 HomeBuyer Report

21st centuryDetached HouseEPC B

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Planning

Planning history

Applications and permits filed against 2 Combe Cottages, Flexford Road, Normandy, Guildford, GU3 2EF, sourced from the PlanIt planning register.

2 Combe Cottages 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.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Latest sale on 2 Combe Cottages was the highest on Land Registry record across the postcode.

Current estimate

£1,091,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2023)

£975,000

Recorded with HM Land Registry.

Sales timeline

  1. 4 September 2023Most recent

    £975,000

Median price across the last 5 sales in GU3 2EF: £540,000 (2024–2022).

On the street

Versus other Flexford Road homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Combe Cottages outperforms the street on epc rating by a wide margin.

Price per m²

£5,603

Street avg £3,436

Strongly above

Floor Area

174 m²

Street avg 133 m²

Strongly above

CO₂ Emissions

1.8 t/year

Street avg 5.9 t/year

Strongly above

Years Held

3 years

Street avg 12 years

Below
Before you decide

Everything you need to know about 2 Combe Cottages

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

Larger development activity nearby

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.0m

1 Combe Cottage, Flexford Road, Normandy

GU3 2EF

£987k

1 Henley Park Farm Cottages, Henley Park, Normandy

GU3 2AE

£1.3m

1 Henley Park Barns, Henley Park, Normandy

GU3 2AE

5 bed
£890k

1 Manor Farm Barns, Wanborough

GU3 2JR

4 bed
£836k

1 Cobbett Hill Road, Normandy

GU3 2AA

£823k

1 Laureldene, Normandy

GU3 2DU

3 bed2 bath
£698k

1 Cunningham Close, Normandy

GU3 2BX

£691k

1 Mariners Drive, Guildford Road, Normandy

GU3 2DB

3 bed1 bath
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

4/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Flexford Road — bus stop.

Closest school

1.9 km

Normandy Village School. 2 schools nearby.

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 2EF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for GU3 2EF

Daytime· 07:00 – 23:00

45.0dB

Low
Night-time road noise heatmap for GU3 2EF

Night-time· 23:00 – 07:00

36.8dB

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

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Combe Cottages, Flexford Road, Normandy, Guildford, GU3 2EF. Each answer is also embedded as structured data for search engines.