River House is a detached house in Elstead, Godalming, Godalming (GU8 6DA). It has a recorded floor area of 356 m² (around 3832 sq ft), construction records dating it to before 1900 and council tax band H. The latest certificate (August 2023) shows a D (score 58), a step below the typical UK home. When first surveyed in July 2009 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average, hot-water efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would push it to C (score 78).
Sale prices here have outpaced England HPI: 4.4% per year against 0% for the wider region. Today's modelled estimate of £2,321,000 is 22.2% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£496/sq ft) was about 29.2% above the typical sold price in the postcode. At 356 m² the property is well over the postcode median (100 m² across 7 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). 3 planning records sit against the property, 0 approved, 1 refused. Most recent transfer: January 2024 at £1,900,000.
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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River House'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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Latest sale on River House was the highest on Land Registry record across the postcode.
£2,321,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.4% per year over 20 years.
£1,900,000
Growth on file: 4.4% per year over 20 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
River House outperforms the street on floor area by a wide margin.
Price per m²
£5,337
Street avg £5,164
Floor Area
356 m²
Street avg 100 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
0.1 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
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Single glazing replaced with double or better glazing
Roof insulation improved
More low energy lighting installed
Erection of extensions together with the demolition of an existing extension
Extension: Two storey
Erection of a two storey extension and alterations following demolition of existing lean-to (revision of wa/2014/1435).
5 January 2024Most recent
£1,900,000
+136.0%over 20 years14 November 2003
£805,000
Median price across the last 5 sales in GU8 6DA: £590,000 (2024–2016).
1 River House Cottages The Green Elstead Godalming
Sold Nov 2024
Green Hythe The Green Elstead Godalming
Sold Nov 2018
1 Anderson Place The Green Elstead Godalming
Sold Aug 2017
4 Anderson Place The Green Elstead Godalming
Sold Aug 2016
3 Anderson Place The Green Elstead Godalming
Sold Apr 2014

Street avg 5 rooms
CO₂ Emissions
12.0 t/year
Street avg 2.1 t/year
GU8 6BY
Elstead Green — bus stop.
Closest school
0.7 km
St James CofE Aided Primary 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
37.6dB