Hydens Cottage is a detached house in Brook, Godalming, Godalming (GU8 5LA). It has a recorded floor area of 328 m² (around 3531 sq ft) and council tax band H. The latest certificate (November 2018) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 81). Main heating runs on oil.
At 328 m² the property is well over the postcode median (157 m² across 14 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 79% of similar EPCs). 5 planning records sit against the property, 1 approved, 2 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
Hydens Cottage's carbon output runs well above what efficient homes in the postcode produce.
Hydens Cottage has 2 separate extension applications on the council record.
Erection of front porch and alterations to roof following demolition of side porch; erection of balcony and alterations to fenestration (revision of wa/2016/0986) (as amplified by documents received 30/09/2016).
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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Hydens Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£2,478,000
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
Hydens Cottage outperforms the street on epc rating by a wide margin.
EPC Rating
76 (C)
Street avg 51 (E)
Floor Area
328 m²
Street avg 283 m²
CO₂ Emissions
7.3 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
0.5 km

Daytime· 07:00 – 23:00
45.0dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Erection of pitched roof and front porch; erection of a balcony and alterations to fenestration.
Median price across the last 5 sales in GU8 5LA: £830,000 (2022–2014).
1 Woodland Cottages Park Lane Brook Godalming
Sold Dec 2022
3 Woodland Cottages Park Lane Brook Godalming
Sold Mar 2021
2 Woodland Cottages Park Lane Brook Godalming
Sold May 2019
Yew Tree Cottage Park Lane Brook Godalming
Sold Apr 2016
4 Woodland Cottages Park Lane Brook Godalming
Sold Oct 2014

Street avg 12.3 t/year
Habitable Rooms
7 rooms
Street avg 8 rooms
GU8 5TS
Dog and Pheasant — bus stop.
Closest school
2.9 km
Witley CofE Controlled Infant School. 1 school 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
38.1dB