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22 Holly Lea, Jacob S Well, Guildford, GU4 7PG

1 planning record

Estimated value

£586,000

  • Since the 2003 sale (£288,000)+103%
  • Against GU4 7PG's recent median (£685,000)-14%

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

Learn about this valuation
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
124 m²
1339 sq ft
Energy rating
D
Score 58
Council tax
Band E
Tenure
Private Rental
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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

£586,000

  • Against its 2003 sale (£288,000)+103%
  • Against GU4 7PG's recent median (£685,000)-14%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Holly Lea is modelled from its 124 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU4 7PG. 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

    124 m² from the EPC lodged in September 2009

  • Sales of this home

    2 sales recorded, the latest in 2003

  • Recent sales in GU4 7PG

    5 sales, median £685,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

22 Holly Lea's estimated value is more than triple its earliest registered sale price (1997).

Sales timeline

  1. 10 April 2003Most recent

    £288,000

    +80.0%over 5 years

  2. 24 September 1997

    £160,000

Median price across the last 5 sales in GU4 7PG: £685,000 (2025–2018).

Risks

What this page doesn't show

1 potential issue has already been flagged for 22 Holly Lea, Jacob S Well, Guildford, GU4 7PG. 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 22 Holly Lea

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

22 Holly Lea is a semi-detached house in Guildford (GU4 7PG). It has a recorded floor area of 124 m² (around 1339 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (September 2009) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 75). The latest certificate is from September 2009, so improvements made since then won't be reflected.

Untraded for 23 years, with the last transfer in April 2003. Across 1997–2003, sale prices on this property compounded at 11.2% per year. Today's modelled estimate of £586,000 sits 103.5% above the 2003 sale of £288,000. On a £-per-square-foot basis, the last sale (£215/sq ft) was about 53% below the postcode norm. One planning record on file: an extension approved in 2018. Past consents include an extension and a garage conversion, 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 22 Holly Lea

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.

22 Holly Lea's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 04 Sept 2019

Current Certificate
Sept 2009

EPC Rating

A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.6 t/year
Occupancy
Rented

Certificate validity

Expired on 4 September 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 22 Holly Lea, Jacob S Well, Guildford, GU4 7PG, sourced from the PlanIt planning register.

1 application on record at 22 Holly Lea, Jacob S Well, Guildford, GU4 7PG

1decisions1extensions10documents3nearby
  1. Dec 2018
    Garage ConversionFull
    Outcome in report

    Extension: Side of property

    Single Storey Side extension and Garage Conversion

    Extension
    Documents
    10 docs on file
    Reference
    18/P/02158
    Full record in report

Unlock 22 Holly Lea, Jacob S Well, Guildford, GU4 7PG's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 3 notable nearby
  • The 10 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Holly Lea homes

Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 22 Holly Lea runs well behind the street norm.

Price per m²

£2,315

Street avg £5,410

Strongly below

Floor Area

124 m²

Street avg 124 m²

On par

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

5.6 t/year

Street avg 3.4 t/year

Strongly 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

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

0.1 km

Village Hall — bus stop.

Closest school

1.4 km

Burpham Primary School. 8 schools nearby.

Nearest schools

  • Burpham Primary SchoolPrimary1.4km
  • Weyfield Primary AcademyPrimary1.6km
  • Christ's College, GuildfordSecondary1.7km
  • Northmead Junior SchoolPrimary1.7km

Nearest stops

  • Village HallBus stop115m
  • Clay Lane TurnBus stop202m
  • BrooksideBus stop288m
  • Queenhythe Road TurnBus stop335m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around GU4 7PG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for GU4 7PG

Daytime· 07:00 – 23:00

49.8dB

Low
Night-time road noise heatmap for GU4 7PG

Night-time· 23:00 – 07:00

41.4dB

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

Late 20th centurySemi-Detached HouseEPC D

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 £795 · 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.
£575k

1 Banks Way

GU4 7NL

3 bed
£610k

1 Broke Court

GU4 7HQ

4 bed1 bath
£550k

1 Blanchards Hill Cottages, Blanchards Hill, Jacob S Well

GU4 7QR

£626k

1 Braemar Cottages, Clandon Road, West Clandon

GU4 7UX

4 bed1 bath
£627k

1 Bullards Cottages, Clandon Park, West Clandon

GU4 7RQ

£642k

1 Appletree Cottage, Merrow Street

GU4 7AN

2 bed1 bath
£650k

1 Briar Way

GU4 7JY

4 bed
£511k

1 Abbots House, Burpham Lane

GU4 7LP

2 bed2 bath

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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 22 Holly Lea is modelled from its 124 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in GU4 7PG. 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. 2 sales are recorded for 22 Holly Lea. 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 22 Holly Lea was lodged in September 2009 at band D and expired in September 2019, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 22 Holly Lea. 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 8 schools and 30 stops listed are measured in a straight line from GU4 7PG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
22 Holly Lea is in council tax band E. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Holly Lea, Jacob S Well, Guildford, GU4 7PG. Each answer is also embedded as structured data for search engines.

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