The Copse is a detached house in Godalming (GU8 4AG). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (October 2017) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to A (score 94), a 4-band jump. Main heating runs on oil.
2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
The Copse's carbon output runs well above what efficient homes in the postcode produce.
Certificate of lawfulness under section 192 for erection of single storey extension and alterations to elevations including alterations to roof to provide habitable accommodation (revision of wa/2018/1891).
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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The Copse has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£796,000
Modelled from EPC, postcode comparables.
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.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
The Copse outperforms the street on epc rating by a wide margin.
EPC Rating
54 (E)
Street avg 42 (E)
Floor Area
121 m²
Street avg 132 m²
CO₂ Emissions
6.0 t/year
Street avg 7.6 t/year
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.4 km

Daytime· 07:00 – 23:00
43.0dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Certificate of lawfulness under section 192 for erection of single storey extension and alterations to elevations including alterations to roof to provide habitable accommodation.
Median price across the last 5 sales in GU8 4AG: £750,000 (2023–2018).
Wild Acre South Munstead Lane Godalming
Sold Aug 2023
Maramuny South Munstead Lane Godalming
Sold Jun 2023
Colenso South Munstead Lane Godalming
Sold Apr 2022
Rosalie South Munstead Lane Godalming
Sold Jan 2020
Stepping Stones South Munstead Lane Godalming
Sold Nov 2018

Habitable Rooms
5 rooms
Street avg 5 rooms
GU8 4QR
Winkworth Arboretum — bus stop.
Closest school
1.7 km
Busbridge Infant School. 4 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
37.3dB