Model valuation£417,0008 Busby Close
Local market context
Flexford Farmhouse, East Flexford Lane, Wanborough, Guildford, GU3 2JP
10 planning records
Estimated value
£1,280,000
- Against GU3 2JP's recent median (£819,975)+56%
Newest record on this page: February 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
209 m²
2250 sq ft
Energy rating
E
Score 50
Council tax
Band G
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
£1,280,000
- Against GU3 2JP's recent median (£819,975)+56%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flexford Farmhouse is modelled from its 209 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU3 2JP. 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
209 m² from the EPC lodged in February 2022
Sales of this home
No sale recorded since 1995
Recent sales in GU3 2JP
4 sales, median £819,975 (2019–2000)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2019 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 10 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.
Flexford Farmhouse 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 4 sales in GU3 2JP: £819,975 (2019–2000).
What this page doesn't show
1 potential issue has already been flagged for Flexford Farmhouse, East Flexford Lane, Wanborough, Guildford, GU3 2JP. 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 Flexford Farmhouse
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flexford Farmhouse is a detached house in Wanborough, Guildford, Guildford (GU3 2JP). It has a recorded floor area of 209 m² (around 2250 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (February 2022) shows an E (score 50), well below the UK norm with real room to improve. When first surveyed in April 2016 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Very Good. The recommended improvements would lift it to B (score 90), a 3-band jump. Main heating runs on oil.
10 planning records sit against the property, 7 approved, 3 refused. Past consents include an extension, a conservatory and a porch, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs).
Before you decide
Everything you need to know about Flexford Farmhouse
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Flexford Farmhouse's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Feb 2022
EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 February 2032
Property Improvements
Changes detected from historical EPC data
Aug 2016from Apr 2016
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Feb 2022from Aug 2016
EPC improved fromF31toE50
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Roof
GoodVery Good
Roof insulation improved
Planning history
Applications and permits filed against Flexford Farmhouse, East Flexford Lane, Wanborough, Guildford, GU3 2JP, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
10 applications on record at Flexford Farmhouse, East Flexford Lane, Wanborough, Guildford, GU3 2JP
10decisions4extensions73documents3nearby
Flagged:RetrospectiveSubdivision
- Aug 2002PorchFullOutcome in report
Erection of front and rear porches.
Extension- Reference
- 02/P/01300
- More recent applications — locked
- RenovationApr 2017Decision
- ConditionsJan 2017Decision
+ 7 more applications in the report
Unlock Flexford Farmhouse, East Flexford Lane, Wanborough, Guildford, GU3 2JP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (10 on record)
- All 10 applications on this property in full, plus 3 notable nearby
- The 73 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 East Flexford Lane homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Flexford Farmhouse lags the street by a wide margin.
EPC Rating
50 (E)
Street avg 60 (D)
Floor Area
209 m²
Street avg 220 m²
CO₂ Emissions
11.0 t/year
Street avg 8.3 t/year
Habitable Rooms
9 rooms
Street avg 8 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
Greyfriars House — bus stop.
Closest school
2.0 km
Puttenham CofE Infant School. 5 schools nearby.
Nearest schools
- Puttenham CofE Infant SchoolPrimary2.0km
- Wood Street Infant SchoolPrimary2.4km
- Guildford Grove Primary SchoolPrimary2.7km
- Onslow Infant SchoolPrimary2.9km
Nearest stops
- Greyfriars HouseBus stop573m
- Flexford HouseBus stop720m
- Flexford HouseBus stop727m
- Manor FarmBus stop1.5km
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 2JP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.5dB
Night-time· 23:00 – 07:00
39.7dB
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
Victorian-eraDetached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,645 · 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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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 Flexford Farmhouse is modelled from its 209 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU3 2JP. 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 Flexford Farmhouse, 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 Flexford Farmhouse was lodged in February 2022 at band E and is valid until February 2032. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 10 applications are matched to Flexford Farmhouse. 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 5 schools and 30 stops listed are measured in a straight line from GU3 2JP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Flexford Farmhouse is in council tax band G. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Flexford Farmhouse, East Flexford Lane, Wanborough, Guildford, GU3 2JP. Each answer is also embedded as structured data for search engines.
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