29 Bells Meadow is a three-bedroom semi-detached house in Guilden Morden, Royston, Royston (SG8 0JB). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (February 2026) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 67). Main heating runs on oil. This certificate was lodged in the last six months, so the rating reflects current condition.
Held since April 2002 — that's 24 years off the open market, well above the local norm. At 101 m² the property is well over the postcode median (75 m² across 16 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £375,000 sits 150% above the 2002 sale of £150,000. On a £-per-square-foot basis, the last sale (£138/sq ft) was about 41.3% below the postcode norm. One planning record on file: an extension approved in 2017. 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
The EPC has just been inspected, so the rating reflects current condition.
29 Bells Meadow has an approved single-storey rear extension on the planning record.
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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29 Bells Meadow valuation sits well clear of the typical sold price in this postcode.
£375,000
Modelled from EPC, postcode comparables.
£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
Price per m² for 29 Bells Meadow lags the street by a wide margin.
Price per m²
£1,485
Street avg £3,146
Floor Area
101 m²
Street avg 86 m²
Habitable Rooms
5 rooms
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Closest school
0.3 km

Daytime· 07:00 – 23:00
44.2dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Extension: Single storey · Rear of property
To construct a new single storey extension to rear of property with mono pitch roof over new & existing flat roof. This is to provide an additional living room rear of dwelling
5 April 2002Most recent
£150,000
Median price across the last 5 sales in SG8 0JB: £290,000 (2024–2018).

Street avg 5 rooms
CO₂ Emissions
5.0 t/year
Street avg 4.5 t/year
SG8 0RP
Guilden Morden CofE Primary Academy. 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
36.1dB