Busbridge Lakes is a semi-detached house in Busbridge, Godalming, Godalming (GU8 4AY). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (March 2017) shows a G (score 16), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 88), a 5-band jump. Main heating runs on lpg.
At 87 m² it's 27.2% smaller than the typical home in the postcode (120 m² median across 4 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include change of use to residential, 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
Busbridge Lakes sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
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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Busbridge Lakes has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£666,000
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
Busbridge Lakes is notably below the street on epc rating.
EPC Rating
16 (G)
Street avg 37 (F)
Floor Area
87 m²
Street avg 238 m²
CO₂ Emissions
6.5 t/year
Street avg 15.8 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
0.7 km

Daytime· 07:00 – 23:00
42.8dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Use of the two existing self-contained (occupancy restricted) dwelling houses as two (unrestricted) self-contained dwelling houses for class c3 purposes of the use classes order.
Erection of extension and alterations following demolition of existing outhouse.
Median price across the last 5 sales in GU8 4AY: £2,900,000 (2024–2013).
Busbridge Lakes The Lodge Hambledon Road Busbridge Godalming
Sold Dec 2024
Busbridge Lakes House Hambledon Road Busbridge Godalming
Sold Apr 2024
Field House Hambledon Road Busbridge Godalming
Sold Sept 2021
Inwood Cottage Hambledon Road Busbridge Godalming
Sold Feb 2015
Homewood House Hambledon Road Busbridge Godalming
Sold Jul 2013

Habitable Rooms
4 rooms
Street avg 7 rooms
GU8 4HJ
Clock Barn Lane — bus stop.
Closest school
1.4 km
Busbridge Infant School. 8 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