The Old Rectory is a seven-bedroom detached house in Hambledon, Godalming, Godalming (GU8 4DR). It has a recorded floor area of 349 m² (around 3758 sq ft), construction records dating it to 1930-1949 and council tax band H. The latest certificate (April 2011) shows an F (score 36), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 57), a 2-band jump. Main heating runs on oil. The latest certificate is from April 2011, so improvements made since then won't be reflected.
At 349 m² the property is well over the postcode median (164 m² across 8 EPCs), placing it in the larger end of the local stock. 7 bedrooms is on the larger side for this postcode, where 3 is the typical count. 7 planning records sit against the property, 1 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £3,181,000 is 48% above the 2013 sale price. On a £-per-square-foot basis, the last sale (£572/sq ft) was about 120.4% above the typical sold price in the postcode. Last sold in September 2013, so it's been off the market for around 13 years.
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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The Old Rectory'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This certificate is over 10 years old and is no longer valid.Expired 05 Apr 2021
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
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 Old Rectory valuation sits well clear of the typical sold price in this postcode.
£3,181,000
Modelled from EPC, postcode comparables.
£2,150,000
Recorded with HM Land Registry.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On price per m², The Old Rectory stands well clear of the street.
Price per m²
£6,157
Street avg £3,303
Floor Area
349 m²
Street avg 212 m²
Habitable Rooms
12 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
0.4 km

Daytime· 07:00 – 23:00
42.0dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Extension: Side of property
Certificate of lawfulness under section 192 for erection of a single storey side extension (as amplified by email received 17 07 24).
Extension: Single storey
Erection of roof extension including dormer windows and alterations to existing integral garage to provide habitable accommodation and alterations (as amplified by ecology report dated 25/08/2020).
10 September 2013Most recent
£2,150,000
Median price across the last 5 sales in GU8 4DR: £1,000,000 (2019–1997).

Street avg 8 rooms
CO₂ Emissions
25.0 t/year
Street avg 13.3 t/year
GU8 4LJ
Hambledon Road — bus stop.
Closest school
2.1 km
Witley CofE Controlled Infant School. 3 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
35.5dB