Model valuation£417,0008 Busby Close
Local market context
2 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW
Estimated value
£757,000
- Since the 2022 sale (£665,000)+14%
- Against GU5 9SW's recent median (£625,000)+21%
Newest record on this page: May 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
87 m²
936 sq ft
Energy rating
D
Score 67
Council tax
Band E
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
£757,000
- Against its 2022 sale (£665,000)+14%
- Against GU5 9SW's recent median (£625,000)+21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Hoe Cottages is modelled from its 87 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU5 9SW. 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
87 m² from the EPC lodged in September 2021
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in GU5 9SW
5 sales, median £625,000 (2023–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2023 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
21 February 2022Most recent
£665,000
Median price across the last 5 sales in GU5 9SW: £625,000 (2023–2020).
Nearby sales in GU5 9SW
Hillrise, Hoe Lane, Peaslake, Guildford, GU5 9SW
Sold May 2023
£525,000Acorns, Hoe Lane, Peaslake, Guildford, GU5 9SW
Sold Jul 2022
£1,050,000Woodlarks, Hoe Lane, Peaslake, Guildford, GU5 9SW
Sold Mar 2022
£1,650,000Brambles, Hoe Lane, Peaslake, Guildford, GU5 9SW
Sold Mar 2022
£625,000Old Rock Cottage, Hoe Lane, Peaslake, Guildford, GU5 9SW
Sold Nov 2020
£510,000
What this page doesn't show
1 potential issue has already been flagged for 2 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW. 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 2 Hoe Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Hoe Cottages is a three-bedroom mid-terrace house in Peaslake, Guildford, Guildford (GU5 9SW). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (September 2021) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump.
Today's modelled estimate of £757,000 is 13.8% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£710/sq ft) was about 72.4% above the typical sold price in the postcode. At 87 m² it's 19.1% smaller than the typical home in the postcode (108 m² median across 10 EPCs). Most recent transfer: February 2022 at £665,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
Before you decide
Everything you need to know about 2 Hoe Cottages
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Sept 2021EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 September 2031
Planning history
Applications and permits filed against 2 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW, sourced from the PlanIt planning register.
2 Hoe Cottages has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Hoe Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 Hoe Cottages runs comfortably ahead of the street norm.
Price per m²
£7,644
Street avg £5,393
Floor Area
87 m²
Street avg 124 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.1 t/year
Street avg 5.8 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
0.4 km
Crest Hill — bus stop.
Closest school
0.5 km
Peaslake Free School. 2 schools nearby.
Nearest schools
- Peaslake Free SchoolPrimary500m
- Shere CofE Aided Infant SchoolPrimary2.9km
Nearest stops
- Crest HillBus stop354m
- Burchets HollowBus stop408m
- Burchets HollowBus stop514m
- Wonham WayBus stop672m
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 9SW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.7dB
Night-time· 23:00 – 07:00
36.1dB
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-eraMid-Terrace HouseEPC DPre-1919 build
Because the property was built before 1919, 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.
£702k
1 Forrest Place, Shere
GU5 9BT
3 bed2 bath
£675k
1 Heathrow, Gomshall
GU5 9QD
3 bed1 bath
£622k
1 Bank Terrace, Gomshall Lane, Shere
GU5 9HB
3 bed1 bath
£608k
1 Dorking Road, Gomshall
GU5 9NY
3 bed1 bath
£1.1m
1 Albury House, The Street, Albury
GU5 9AE
3 bed2 bath
£621k
1 Colekitchen Lane, Gomshall
GU5 9LH
4 bed3 bath
£961k
1 High Hoe Cottages, Hoe Lane, Peaslake
GU5 9SP
4 bed
£796k
1 Archery Place, Gomshall
GU5 9NL
5 bed3 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 2 Hoe Cottages is modelled from its 87 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GU5 9SW. 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 2 Hoe Cottages. 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 2 Hoe Cottages was lodged in September 2021 at band D and is valid until September 2031. 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 2 Hoe Cottages. 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 9SW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Hoe Cottages 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW. Each answer is also embedded as structured data for search engines.
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