Model valuation£417,0008 Busby Close
Local market context
Barn Cottage, Pond Lane, Peaslake, Guildford, GU5 9RS
4 planning records
Estimated value
£1,756,000
- Against GU5 9RS's recent median (£720,000)+144%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
312 m²
3358 sq ft
Energy rating
D
Score 67
Council tax
Band C
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
£1,756,000
- Against GU5 9RS's recent median (£720,000)+144%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Barn Cottage is modelled from its 312 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU5 9RS. 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
312 m² from the EPC lodged in June 2026
Sales of this home
No sale recorded since 1995
Recent sales in GU5 9RS
5 sales, median £720,000 (2021–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
Barn 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 GU5 9RS: £720,000 (2021–2013).
Nearby sales in GU5 9RS
Inglenook, Pond Lane, Peaslake, Guildford, GU5 9RS
Sold Mar 2021
£850,000The Hawthornes, Pond Lane, Peaslake, Guildford, GU5 9RS
Sold Oct 2018
£585,000Downside, Pond Lane, Peaslake, Guildford, GU5 9RS
Sold Aug 2017
£947,500Meadow Vale, Pond Lane, Peaslake, Guildford, GU5 9RS
Sold Nov 2015
£720,0001 Pond Lane, Peaslake, Guildford, GU5 9RS
Sold Nov 2013
£425,000
What this page doesn't show
1 potential issue has already been flagged for Barn Cottage, Pond Lane, Peaslake, Guildford, GU5 9RS. 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 Barn Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Barn Cottage is a detached house in Peaslake, Guildford, Guildford (GU5 9RS). It has a recorded floor area of 312 m² (around 3358 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (June 2026) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in October 2011 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Good to Very Good, window efficiency went from Poor to Good and hot-water efficiency went from Very Poor to Average. The recommended improvements would push it to C (score 77). Main heating runs on oil: heating oil. This certificate was lodged in the last six months, so the rating reflects current condition.
4 planning records sit against the property, 2 approved, 0 refused, 2 pending. Past consents include an extension and an annexe, meaningful when judging how the property has evolved. An active application for an extension is awaiting a decision. The record references listed-building consent, which constrain future alterations. At 312 m² the property is well over the postcode median (139 m² across 7 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about Barn 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.
Barn Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Jun 2026
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
9.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 June 2036
Property Improvements
Changes detected from historical EPC data
Jan 2019from Oct 2011
Hot Water
Very PoorPoor
Hot water efficiency improved
Wall Insulation
Uninsulated SolidInsulated Solid
External or internal wall insulation added
Jun 2026from Jan 2019
EPC improved fromF35toD67
Main Fuel
LPGOil
Fuel source changed
Heating Controls
Prog + TRVsFull Control
Heating controls upgraded for better temperature management
Hot Water
PoorAverage
Hot water efficiency improved
Windows
Partial DoubleHigh Performance
High performance glazing installed
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against Barn Cottage, Pond Lane, Peaslake, Guildford, GU5 9RS, sourced from the PlanIt planning register.
Barn Cottage has multiple listed-building consents on file — alterations need formal heritage approval.
4 applications on record at Barn Cottage, Pond Lane, Peaslake, Guildford, GU5 9RS
2decisions4extensions105documents1nearby
Flagged:Listed building
- Jan 2023ExtensionFullOutcome in report
Extension: Single storey
Convert parts of the existing building to provide additional habitable accommodation for the two cottages including a first floor extension to Dairy Cottage, rooflights to both properties and changes in fenestration.
- Documents
- 33 docs on file
- Reference
- 23/P/00079
- More recent applications — locked
- AnnexNov 2024Decision
- ExtensionNov 2024Decision
+ 1 more application in the report
Unlock Barn Cottage, Pond Lane, Peaslake, Guildford, GU5 9RS'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 4 applications on this property in full, plus 1 notable nearby
- The 105 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Pond Lane homes
Three headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, Barn Cottage stands well clear of the street.
EPC Rating
67 (D)
Street avg 57 (D)
Floor Area
312 m²
Street avg 140 m²
CO₂ Emissions
9.8 t/year
Street avg 5.5 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
0.1 km
Peaslake Lane — bus stop.
Closest school
0.4 km
Peaslake Free School. 1 school nearby.
Nearest schools
- Peaslake Free SchoolPrimary431m
Nearest stops
- Peaslake LaneBus stop112m
- MemorialBus stop193m
- MemorialBus stop210m
- Burchets HollowBus stop342m
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 9RS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.0dB
Night-time· 23:00 – 07:00
36.5dB
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 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 £1,345 · 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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1 High Hoe Cottages, Hoe Lane, Peaslake
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1 Archery Place, Gomshall
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5 bed3 bath
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1 Burrows Lea Cottage, Hook Lane, Shere
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£702k
1 Forrest Place, Shere
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3 bed2 bath
£675k
1 Heathrow, Gomshall
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£650k
1 Elm Cottage, Hound House Road, Shere
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1 Bank Terrace, Gomshall Lane, Shere
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3 bed1 bath
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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 Barn Cottage is modelled from its 312 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GU5 9RS. 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 Barn 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 Barn Cottage was lodged in June 2026 at band D and is valid until June 2036. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to Barn 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 30 stops listed are measured in a straight line from GU5 9RS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Barn Cottage is in council tax band C. 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 Barn Cottage, Pond Lane, Peaslake, Guildford, GU5 9RS. Each answer is also embedded as structured data for search engines.
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