Model valuation£417,0008 Busby Close
Local market context
Homestead Farm House, West Flexford Lane, Wanborough, Guildford, GU3 2JW
3 sales on record18 planning records
Estimated value
£1,266,000
- Since the 2015 sale (£1,150,000)+10%
- Against GU3 2JW's recent median (£635,000)+99%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
225 m²
2422 sq ft
Energy rating
C
Score 70
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
£1,266,000
- Against its 2015 sale (£1,150,000)+10%
- Against GU3 2JW's recent median (£635,000)+99%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Homestead Farm House is modelled from its 225 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GU3 2JW. 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
225 m² from the EPC lodged in April 2013
Sales of this home
3 sales recorded, the latest in 2015
Recent sales in GU3 2JW
5 sales, median £635,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 18 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.
Homestead Farm House has more than doubled in price since the earliest registered sale in 2009.
Sales timeline
4 December 2015Most recent
£1,150,000
+88.5%over 4 years13 October 2011
£610,000
+25.3%over 2 years14 September 2009
£487,000
Median price across the last 5 sales in GU3 2JW: £635,000 (2025–2021).
Nearby sales in GU3 2JW
Ivy Cottage, West Flexford Lane, Wanborough, Guildford, GU3 2JW
Sold Jul 2025
£273,500The Granary, West Flexford Lane, Wanborough, Guildford, GU3 2JW
Sold Jul 2025
£50,000Fernhurst, West Flexford Lane, Wanborough, Guildford, GU3 2JW
Sold Sept 2023
£635,000The Farmhouse, West Flexford Lane, Wanborough, Guildford, GU3 2JW
Sold Mar 2023
£1,500,000West Flexford House, West Flexford Lane, Wanborough, Guildford, GU3 2JW
Sold Jun 2021
£2,800,000
What this page doesn't show
2 potential issues have already been flagged for Homestead Farm House, West Flexford Lane, Wanborough, Guildford, GU3 2JW. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- A planning decision worth checkingIn 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 Homestead Farm House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Homestead Farm House is a four-bedroom detached house in Wanborough, Guildford, Guildford (GU3 2JW). It has a recorded floor area of 225 m² (around 2422 sq ft), construction records dating it to 1976-1982 and council tax band G. The latest certificate (April 2013) shows a C (score 70). When first surveyed in June 2011 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Very Good, lighting went from Poor to Very Good and main heating went from Average to Good. Main heating runs on oil. The latest certificate is from April 2013, so improvements made since then won't be reflected.
At 225 m² the property is well over the postcode median (129 m² across 13 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 85% of similar EPCs). 18 planning records sit against the property, 6 approved, 10 refused, 1 pending. Past consents include an extension and a porch, meaningful when judging how the property has evolved. An application is currently awaiting a decision. Across 2009–2015, sale prices on this property compounded at 14.8% per year. Today's modelled estimate of £1,266,000 is 10.1% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£475/sq ft) was about 27.1% above the typical sold price in the postcode. Last sold in December 2015, so it's been off the market for around 11 years.
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
- Bedrooms4
- EnsuiteYes
Outside
- Private gardenYes
- DrivewayYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about Homestead Farm House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyA planning decision worth checking
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.
Homestead Farm House's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Apr 2023
Current Certificate(1 of 2)
Apr 2013
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Good
Windows
Good
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 April 2023
Property Improvements
Changes detected from historical EPC data
Apr 2013from Jun 2011
EPC improved fromD61toC70
Hot Water
SolarMain System
Hot water system changed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
21%81%
More low energy lighting installed
Planning history
Applications and permits filed against Homestead Farm House, West Flexford Lane, Wanborough, Guildford, GU3 2JW, sourced from the PlanIt planning register.
A a loft conversion application was refused at Homestead Farm House in 2023.
18 applications on record at Homestead Farm House, West Flexford Lane, Wanborough, Guildford, GU3 2JW
17decisions4extensions126documents3nearby
Flagged:Retrospective
- Sept 2003AdvertisingOutcome in report
One non illuminated directional sign.
- Reference
- 03/P/01712
- More recent applications — locked
- Loft ConversionAug 2023Decision
- ExtensionJul 2023Decision
+ 15 more applications in the report
Unlock Homestead Farm House, West Flexford Lane, Wanborough, Guildford, GU3 2JW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (17 on record)
- All 18 applications on this property in full, plus 3 notable nearby
- The 126 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 West Flexford Lane homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Homestead Farm House outperforms the street on habitable rooms by a wide margin.
Price per m²
£5,111
Street avg £5,019
Floor Area
225 m²
Street avg 160 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
6.9 t/year
Street avg 5.9 t/year
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.
Rail-style transport is unusually close for this postcode.
Crime
51/mo
Falling year-on-year across the wider district.
Nearest stop
0.7 km
Wanborough Rail Station — railway station.
Closest school
2.1 km
Puttenham CofE Infant School. 3 schools nearby.
Nearest schools
- Puttenham CofE Infant SchoolPrimary2.1km
- Normandy Village SchoolPrimary2.4km
- Wood Street Infant SchoolPrimary2.7km
Nearest stops
- Wanborough Rail StationRailway station691m
- Wanborough Railway StationBus stop695m
- Wanborough Rail StationRailway station698m
- Flexford RoadBus stop875m
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 2JW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.9dB
Night-time· 23:00 – 07:00
35.8dB
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
Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, 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.
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1 Manor Farm Barns, Wanborough
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1 Henley Park Barns, Henley Park, Normandy
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5 bed
£575k
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4 bed2 bath
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GU3 2DU
3 bed2 bath
£693k
1 Mariners Drive, Guildford Road, Normandy
GU3 2DB
3 bed1 bath
£570k
1 Algernon Place, Station Approach, Normandy
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3 bed2 bath
£460k
1 Orchard Way, Normandy
GU3 2EZ
3 bed1 bath
£455k
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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 Homestead Farm House is modelled from its 225 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GU3 2JW. 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. 3 sales are recorded for Homestead Farm House. 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 Homestead Farm House was lodged in April 2013 at band C and expired in April 2023, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 18 applications are matched to Homestead Farm House. 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 3 schools and 30 stops listed are measured in a straight line from GU3 2JW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Homestead Farm House 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 Homestead Farm House, West Flexford Lane, Wanborough, Guildford, GU3 2JW. Each answer is also embedded as structured data for search engines.
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