Model valuation£417,0008 Busby Close
Local market context
Tanglewood, Merrow Common Road, Guildford, GU4 7BJ
Estimated value
£969,000
- Since the 2025 sale (£850,000)+14%
- Against GU4 7BJ's recent median (£620,000)+56%
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
Habitable rooms
7
From EPC
Floor area
191 m²
2056 sq ft
Energy rating
F
Score 34
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
£969,000
- Against its 2025 sale (£850,000)+14%
- Against GU4 7BJ's recent median (£620,000)+56%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Tanglewood is modelled from its 191 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU4 7BJ. 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
191 m² from the EPC lodged in May 2023
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in GU4 7BJ
4 sales, median £620,000 (2022–2009)
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 | None on this home | 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.
Tanglewood valuation sits well clear of the typical sold price in this postcode.
Sales timeline
10 July 2025Most recent
£850,000
Median price across the last 4 sales in GU4 7BJ: £620,000 (2022–2009).
What this page doesn't show
1 potential issue has already been flagged for Tanglewood, Merrow Common Road, Guildford, GU4 7BJ. 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 Tanglewood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Tanglewood is a detached house in Guildford (GU4 7BJ). It has a recorded floor area of 191 m² (around 2056 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (May 2023) shows an F (score 34), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 71), a 3-band jump. Main heating runs on oil.
At 191 m² the property is well over the postcode median (110 m² across 3 EPCs), placing it in the larger end of the local stock. Most recent transfer was July 2025 at £850,000 — fresh data. Today's modelled estimate of £969,000 is 14% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£413/sq ft) was about 30.3% below the postcode norm.
Before you decide
Everything you need to know about Tanglewood
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.
Tanglewood's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2023EPC Rating
A
B
C
D
E
F
F34
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 2 May 2033
Planning history
Applications and permits filed against Tanglewood, Merrow Common Road, Guildford, GU4 7BJ, sourced from the PlanIt planning register.
Tanglewood 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.
Versus other Merrow Common Road homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for Tanglewood lags the street by a wide margin.
Price per m²
£4,450
Street avg £6,389
Floor Area
191 m²
Street avg 112 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
11.0 t/year
Street avg 5.6 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
58/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Merrow Lane — bus stop.
Closest school
0.5 km
Merrow CofE Controlled Infant School. 10 schools nearby.
Nearest schools
- Merrow CofE Controlled Infant SchoolPrimary545m
- Merrow Junior SchoolPrimary792m
- St Peter's Catholic SchoolSecondary1.0km
- George Abbot SchoolSecondary1.2km
Nearest stops
- Merrow LaneBus stop202m
- Fitzjohn CloseBus stop335m
- Kingfisher Drive ShopsBus stop426m
- Baldwin CrescentBus stop459m
Most reported crime locally
- Violence & Sexual Offences257 reports37%
- Anti-social Behaviour129 reports18%
- Vehicle Crime67 reports10%
- Criminal Damage & Arson56 reports8%
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 GU4 7BJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.9dB
Night-time· 23:00 – 07:00
39.9dB
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 FPre-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 £1,495 · 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 Bowers Cottages, Bowers Lane
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£1.4m
1 Bennett Way, West Clandon
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1 Briar Way
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1 Appletree Cottage, Merrow Street
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Start your researchHow to read this page
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 Tanglewood is modelled from its 191 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU4 7BJ. 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 Tanglewood. 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 Tanglewood was lodged in May 2023 at band F and is valid until May 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 Tanglewood. 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 12 months, which places each incident at an approximate point. The 10 schools and 30 stops listed are measured in a straight line from GU4 7BJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Tanglewood 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 Tanglewood, Merrow Common Road, Guildford, GU4 7BJ. Each answer is also embedded as structured data for search engines.
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- Every home in GU4 7BJSold prices, values and energy ratings for the postcode
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