Model valuation£417,0008 Busby Close
Local market context
8 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW
1 planning record
Estimated value
£710,000
- Since the 2016 sale (£575,000)+23%
- Against GU5 9SW's recent median (£665,000)+7%
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
Semi-detached
Bedrooms
3
Floor area
82 m²
883 sq ft
Energy rating
D
Score 65
Council tax
Band D
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
£710,000
- Against its 2016 sale (£575,000)+23%
- Against GU5 9SW's recent median (£665,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Hoe Cottages is modelled from its 82 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
82 m² from the EPC lodged in June 2014
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in GU5 9SW
5 sales, median £665,000 (2023–2022)
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 | 1 application | 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.
8 Hoe Cottages valuation sits well clear of the typical sold price in this postcode.
Sales timeline
3 February 2016Most recent
£575,000
Median price across the last 5 sales in GU5 9SW: £665,000 (2023–2022).
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
£625,0002 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW
Sold Feb 2022
£665,000
What this page doesn't show
1 potential issue has already been flagged for 8 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 8 Hoe Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Hoe Cottages is a three-bedroom semi-detached house in Peaslake, Guildford, Guildford (GU5 9SW). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (June 2014) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from June 2014, so improvements made since then won't be reflected.
One planning record on file: an extension approved in 2010. Past consents include an extension, a porch and partial demolition, meaningful when judging how the property has evolved. Today's modelled estimate of £710,000 is 23.5% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£651/sq ft) was about 58.1% above the typical sold price in the postcode. Last sold in February 2016, so it's been off the market for around 11 years. At 82 m² it's 23.7% smaller than the typical home in the postcode (108 m² median across 10 EPCs).
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
Before you decide
Everything you need to know about 8 Hoe Cottages
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 01 Jun 2024
Current Certificate
Jun 2014EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 June 2024
Planning history
Applications and permits filed against 8 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
1 application on record at 8 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW
1decisions1extensions7documents1nearby
Flagged:Demolition
- Aug 2010PorchFullOutcome in report
Two storey side extension and addition of front porch following demolition of existing conservatory and single storey rear extension (additional plan received 19/07/2010).
ExtensionDemolition- Documents
- 7 docs on file
- Reference
- 10/P/01229
Unlock 8 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW'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 1 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hoe Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 8 Hoe Cottages stands well clear of the street.
Price per m²
£7,012
Street avg £5,472
Floor Area
82 m²
Street avg 124 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.3 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-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, 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.
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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
GU5 9NY
3 bed1 bath
£1.1m
1 Albury House, The Street, Albury
GU5 9AE
3 bed2 bath
£621k
1 Colekitchen Lane, Gomshall
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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 8 Hoe Cottages is modelled from its 82 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 8 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 8 Hoe Cottages was lodged in June 2014 at band D and expired in June 2024, 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 8 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
- 8 Hoe Cottages is in council tax band D. 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 8 Hoe Cottages, Hoe Lane, Peaslake, Guildford, GU5 9SW. Each answer is also embedded as structured data for search engines.
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