Model valuation£417,0008 Busby Close
Local market context
Tanglewood, Hound House Road, Shere, Guildford, GU5 9JG
4 sales on record5 planning records
Estimated value
£1,574,000
- Since the 2015 sale (£1,230,000)+28%
- Against GU5 9JG's recent median (£845,000)+86%
Newest record on this page: December 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
255 m²
2745 sq ft
Energy rating
D
Score 55
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
£1,574,000
- Against its 2015 sale (£1,230,000)+28%
- Against GU5 9JG's recent median (£845,000)+86%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Tanglewood is modelled from its 255 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in GU5 9JG. 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
255 m² from the EPC lodged in March 2013
Sales of this home
4 sales recorded, the latest in 2015
Recent sales in GU5 9JG
4 sales, median £845,000 (2022–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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.
Sale price has grown by over 3x since 1997.
Sales timeline
10 December 2015Most recent
£1,230,000
15 January 2014
£1,225,000
+98.9%over 11 years13 May 2002
£616,000
+68.8%over 4 years10 July 1997
£365,000
Median price across the last 4 sales in GU5 9JG: £845,000 (2022–2007).
Nearby sales in GU5 9JG
East Drydown, Hound House Road, Shere, Guildford, GU5 9JG
Sold Oct 2022
£1,050,000Little Gaynes, Hound House Road, Shere, Guildford, GU5 9JG
Sold May 2014
£1,200,0003 Farmside Cottages, Hound House Road, Shere, Guildford, GU5 9JG
Sold Jan 2013
£460,000Little Cotterell, Hound House Road, Shere, Guildford, GU5 9JG
Sold Sept 2007
£640,000
What this page doesn't show
2 potential issues have already been flagged for Tanglewood, Hound House Road, Shere, Guildford, GU5 9JG. 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 Tanglewood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Tanglewood is a three-bedroom detached house in Shere, Guildford, Guildford (GU5 9JG). It has a recorded floor area of 255 m² (around 2745 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (March 2013) shows a D (score 55), a step below the typical UK home. The recommended improvements would push it to C (score 76). Main heating runs on oil. The latest certificate is from March 2013, so improvements made since then won't be reflected.
At 255 m² the property is well over the postcode median (109 m² across 7 EPCs), placing it in the larger end of the local stock. 11 years since the last transfer (December 2015). Across the public record there are 4 sales, relatively high churn for a single property. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension, partial demolition and a garage conversion, meaningful when judging how the property has evolved. Across 1997–2015, sale prices on this property compounded at 6.8% per year. Today's modelled estimate of £1,574,000 is 28% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£448/sq ft) was about 18.4% below the postcode norm.
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
- Bedrooms3
- Bathrooms1
Outside
- Private gardenYes
- ParkingYes
Building
- RefurbishedYes
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 nearbyA planning decision worth checking
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Mar 2023
Current Certificate
Mar 2013EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 26 March 2023
Planning history
Applications and permits filed against Tanglewood, Hound House Road, Shere, Guildford, GU5 9JG, sourced from the PlanIt planning register.
A recent planning application at Tanglewood was refused — worth checking the council file.
5 applications on record at Tanglewood, Hound House Road, Shere, Guildford, GU5 9JG
5decisions4extensions42documents1nearby
Flagged:Demolition
- Sept 2002Garage ConversionFullOutcome in report
Extension: Single storey · Side of property
Two storey rear extension and single storey side extension with dormer window over at first floor and conversion of existing garage.
Extension- Documents
- 1 doc on file
- Reference
- 02/P/01644
- More recent applications — locked
- ExtensionDec 2023Decision
- DemolitionAug 2020Decision
+ 2 more applications in the report
Unlock Tanglewood, Hound House Road, Shere, Guildford, GU5 9JG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 1 notable nearby
- The 42 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hound House Road homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Tanglewood runs comfortably ahead of the street norm.
Price per m²
£4,824
Street avg £5,680
Floor Area
255 m²
Street avg 138 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
11.0 t/year
Street avg 6.1 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
37/mo
Falling year-on-year across the wider district.
Nearest stop
0.9 km
Burrows Cross — bus stop.
Closest school
1.6 km
Shere CofE Aided Infant School. 2 schools nearby.
Nearest schools
- Shere CofE Aided Infant SchoolPrimary1.6km
- Peaslake Free SchoolPrimary2.0km
Nearest stops
- Burrows CrossBus stop903m
- Burrows FarmBus stop1.0km
- Lenten CloseBus stop1.2km
- TalgaiBus stop1.2km
Most reported crime locally
- Violence & Sexual Offences165 reports37%
- Anti-social Behaviour68 reports15%
- Criminal Damage & Arson47 reports11%
- Other Theft37 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 GU5 9JG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.8dB
Night-time· 23:00 – 07:00
35.4dB
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
Mid 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,795 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.1m
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3 bed2 bath
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1 Forrest Place, Shere
GU5 9BT
3 bed2 bath
£675k
1 Heathrow, Gomshall
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£622k
1 Bank Terrace, Gomshall Lane, Shere
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3 bed1 bath
£608k
1 Dorking Road, Gomshall
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3 bed1 bath
£961k
1 High Hoe Cottages, Hoe Lane, Peaslake
GU5 9SP
4 bed
£621k
1 Colekitchen Lane, Gomshall
GU5 9LH
4 bed3 bath
£796k
1 Archery Place, Gomshall
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5 bed3 bath
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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 255 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in GU5 9JG. 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. 4 sales are 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 March 2013 at band D and expired in March 2023, 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. 5 applications are 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 2 schools and 30 stops listed are measured in a straight line from GU5 9JG, 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, Hound House Road, Shere, Guildford, GU5 9JG. Each answer is also embedded as structured data for search engines.
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