Brackenwood is a five-bedroom detached house in Godalming (GU8 4AR). It has a recorded floor area of 323 m² (around 3477 sq ft), construction records dating it to 2003-2006 and council tax band A. The latest certificate (March 2010) shows a C (score 69), just inside the C band. The latest certificate is from March 2010, so improvements made since then won't be reflected. Other recorded features include outbuildings and attached land beyond the plot.
Sale prices here have outpaced England HPI: 23.6% per year against 0% for the wider region. At 323 m² the property is well over the postcode median (242 m² across 17 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 4 is the typical count. Last changed hands 14 years ago, in December 2011. 4 planning records sit against the property, 0 approved, 1 refused.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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Brackenwood's carbon output runs well above what efficient homes in the postcode produce.
This certificate is over 10 years old and is no longer valid.Expired 17 Mar 2020
Council records include a two-storey extension at Brackenwood.
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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Sale price has grown by over 3x since 2005.
£2,179,000
Modelled from EPC, postcode comparables and a sale-price growth of 23.6% per year over 6 years.
£2,208,000
Growth on file: 23.6% per year over 6 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Brackenwood outperforms the street on epc rating by a wide margin.
Price per m²
£6,835
Street avg £6,313
Floor Area
323 m²
Street avg 322 m²
Habitable Rooms
11 rooms
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
1.0 km

Daytime· 07:00 – 23:00
42.3dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Erection of garage following demolition of existing garage (as amplified by plan received 20/10/08).
Extension: Two storey
Erection of a two storey extension.
6 December 2011Most recent
£2,208,000
+268.0%over 6 years10 October 2005
£600,000
Median price across the last 5 sales in GU8 4AR: £1,075,000 (2024–2021).
Hazelnut Orchard Munstead Heath Road Godalming
Sold Sept 2024
1 Orchard Cottages Munstead Heath Road Godalming
Sold Jan 2023
Lane Cottage Munstead Heath Road Godalming
Sold Aug 2022
High Wood Munstead Heath Road Godalming
Sold Apr 2021
Unsted Park Lodge Munstead Heath Road Godalming
Sold Sept 2019

Street avg 9 rooms
CO₂ Emissions
7.5 t/year
Street avg 11.1 t/year
GU8 4RD
Brighton Road — bus stop.
Closest school
1.1 km
Busbridge CofE Aided Junior School. 9 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
35.6dB