Model valuation£417,0008 Busby Close
Local market context
Meadow Cottage, School Lane, East Clandon, Guildford, GU4 7RS
2 planning records
Estimated value
£767,000
- Against GU4 7RS's recent median (£640,000)+20%
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
Semi-detached
Habitable rooms
6
From EPC
Floor area
117 m²
1259 sq ft
Energy rating
E
Score 43
Council tax
Band F
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
£767,000
- Against GU4 7RS's recent median (£640,000)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Meadow Cottage is modelled from its 117 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU4 7RS. 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
117 m² from the EPC lodged in February 2023
Sales of this home
No sale recorded since 1995
Recent sales in GU4 7RS
5 sales, median £640,000 (2025–2009)
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 | 1 of 2 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.
Meadow Cottage 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 5 sales in GU4 7RS: £640,000 (2025–2009).
Nearby sales in GU4 7RS
Briony Cottage, School Lane, East Clandon, Guildford, GU4 7RS
Sold Jul 2025
£877,0007 School Lane, East Clandon, Guildford, GU4 7RS
Sold May 2025
£930,000Warren Cottage, School Lane, East Clandon, Guildford, GU4 7RS
Sold Dec 2021
£640,0006 School Lane, East Clandon, Guildford, GU4 7RS
Sold Dec 1998
£230,000Rose Cottage, School Lane, East Clandon, Guildford, GU4 7RS
Sold Mar 1997
£147,000
What this page doesn't show
1 potential issue has already been flagged for Meadow Cottage, School Lane, East Clandon, Guildford, GU4 7RS. 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 Meadow Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Meadow Cottage is a semi-detached house in East Clandon, Guildford, Guildford (GU4 7RS). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (February 2023) shows an E (score 43), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2011. Between certificates, hot-water efficiency went from Poor to Average and lighting went from Good to Very Good; while roof efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to A (score 97), a 4-band jump. Main heating runs on oil.
At 117 m² the property is well over the postcode median (82 m² across 3 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations.
Before you decide
Everything you need to know about Meadow Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Meadow Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Feb 2023
EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
7.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 February 2033
Property Improvements
Changes detected from historical EPC data
Feb 2023from Mar 2011
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Planning history
Applications and permits filed against Meadow Cottage, School Lane, East Clandon, Guildford, GU4 7RS, sourced from the PlanIt planning register.
Meadow Cottage has an approved rear extension on the planning record.
2 applications on record at Meadow Cottage, School Lane, East Clandon, Guildford, GU4 7RS
2decisions1extensions16documents3nearby
Flagged:Conservation area
- Jul 2012Tree WorksTreesOutcome in report
Fell Cherry Tree as multi stemmed and in poor condition. It is causing over shading and distortion of a neighbouring maple tree (East Clandon Conservation Area).
Conservation Area- Documents
- 4 docs on file
- Reference
- 12/T/00116
- More recent applications — locked
- ExtensionJun 2020Decision
Unlock Meadow Cottage, School Lane, East Clandon, Guildford, GU4 7RS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other School Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Meadow Cottage outperforms the street on habitable rooms by a wide margin.
EPC Rating
43 (E)
Street avg 31 (F)
Floor Area
117 m²
Street avg 100 m²
CO₂ Emissions
7.8 t/year
Street avg 6.9 t/year
Habitable Rooms
6 rooms
Street avg 4 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.
Crime
58/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Hatchlands — bus stop.
Closest school
1.6 km
Clandon CofE Aided Primary School. 1 school nearby.
Nearest schools
- Clandon CofE Aided Primary SchoolPrimary1.6km
Nearest stops
- HatchlandsBus stop164m
- Epsom RoadBus stop456m
- Blakes LaneBus stop1.4km
- SummersBus stop1.6km
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 7RS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.5dB
Night-time· 23:00 – 07:00
42.4dB
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-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£775k
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1 Blanchards Hill
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£709k
1 Adeline Cottages, Jacobs Well Road, Jacob S Well
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£703k
1 Brookside, Jacob S Well
GU4 7NS
4 bed2 bath
£697k
1 Bowers Cottages, Bowers Lane
GU4 7ND
£650k
1 Briar Way
GU4 7JY
4 bed
£642k
1 Appletree Cottage, Merrow Street
GU4 7AN
2 bed1 bath
£627k
1 Bullards Cottages, Clandon Park, West Clandon
GU4 7RQ
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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 Meadow Cottage is modelled from its 117 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU4 7RS. 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 Meadow Cottage, 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 Meadow Cottage was lodged in February 2023 at band E and is valid until February 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Meadow Cottage. 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 1 school and 24 stops listed are measured in a straight line from GU4 7RS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Meadow Cottage is in council tax band F. 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 Meadow Cottage, School Lane, East Clandon, Guildford, GU4 7RS. Each answer is also embedded as structured data for search engines.
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