Skip to content
UK Property Looker

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

EPC B

Estimated value

£1,077,000

  • Since the 2023 sale (£975,000)+10%
  • Against GU3 2EF's recent median (£540,000)+99%

Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Floor area
174 m²
1873 sq ft
Energy rating
B
Score 87
Get directions (opens in a new tab)
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

£1,077,000

  • Against its 2023 sale (£975,000)+10%
  • Against GU3 2EF's recent median (£540,000)+99%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Combe Cottages is modelled from its 174 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU3 2EF. 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

    174 m² from the EPC lodged in June 2023

  • Sales of this home

    1 sale recorded, the latest in 2023

  • Recent sales in GU3 2EF

    5 sales, median £540,000 (2025–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2025Latest 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.

2 Combe Cottages valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 4 September 2023Most recent

    £975,000

Median price across the last 5 sales in GU3 2EF: £540,000 (2025–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Combe Cottages, Flexford Road, Normandy, Guildford, GU3 2EF. 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 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 £1,077,000 is 10.5% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£521/sq ft) was about 90.5% 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

Pick your report · from £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
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.

Current Certificate
Jun 2023

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
—

Certificate validity

Valid until 14 June 2033

6 years remaining
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.

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 £3,535

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
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

Flexford Road — bus stop.

Closest school

1.9 km

Normandy Village School. 2 schools nearby.

Nearest schools

  • Normandy Village SchoolPrimary1.9km
  • Puttenham CofE Infant SchoolPrimary2.0km

Nearest stops

  • Flexford RoadBus stop124m
  • Orchard CloseBus stop248m
  • Wanborough Rail StationRailway station395m
  • Wanborough Railway StationBus stop408m

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 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
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st centuryDetached HouseEPC B

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £1,245 · 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.
£985k

1 Combe Cottage, Flexford Road, Normandy

GU3 2EF

£948k

1 Henley Park Farm Cottages, Henley Park, Normandy

GU3 2AE

£1.3m

1 Henley Park Barns, Henley Park, Normandy

GU3 2AE

5 bed
£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

Property research, connected

Get up to date data on unlimited properties per month

Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.

Start your research
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 Combe Cottages is modelled from its 174 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU3 2EF. 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 Combe Cottages. 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 Combe Cottages was lodged in June 2023 at band B and is valid until June 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. None is matched to 2 Combe Cottages. 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 2EF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
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.

Know this home? Think our valuation is wrong?

Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.

Keep exploring