Barn Cottage is a detached house in Brook, Godalming, Godalming (GU8 5UQ). It has a recorded floor area of 238 m² (around 2562 sq ft), construction records dating it to 1967-1975 and council tax band H. The latest certificate (March 2022) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on oil.
Sale prices here have outpaced England HPI: 6% per year against 0% for the wider region. Today's modelled estimate of £3,256,000 is 25.2% above the 2022 sale price. At 238 m² the property is well over the postcode median (171 m² across 5 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 0 approved, 0 refused. Last sale on file: £2,600,000 in September 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
Barn Cottage's carbon output runs well above what efficient homes in the postcode produce.
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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Barn Cottage has more than quadrupled in price since its earliest registered sale in 1995.
£3,256,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.0% per year over 27 years.
£2,600,000
Growth on file: 6.0% per year over 27 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
EPC Rating
52 (E)
Street avg 49 (E)
Floor Area
238 m²
Street avg 268 m²
CO₂ Emissions
12.0 t/year
Street avg 14.0 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
46.1dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Amendment to wa/2011/2216 to provide alterations to roof; additional rooflights; alterations to fenestration.
Amendment to wa/2011/2216 to provide changes to fenestration.
1 September 2022Most recent
£2,600,000
+188.9%over 18 years30 April 2004
£900,000
+65.1%over 8 years22 August 1995
£545,000
Median price across the last 4 sales in GU8 5UQ: £1,450,000 (2015–1998).

Habitable Rooms
8 rooms
Street avg 9 rooms
GU8 5TS
Dog and Pheasant — bus stop.
Closest school
2.0 km
Witley CofE Controlled Infant School. 2 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
38.6dB