99 High Street is a seven-bedroom detached house in Guilden Morden, Royston, Royston (SG8 0JS). It has a recorded floor area of 214 m² (around 2308 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (February 2010) shows an F (score 26), near the bottom of the EPC scale. Main heating runs on electricity. The latest certificate is from February 2010, so improvements made since then won't be reflected. Other recorded features include a self-contained annexe.
Held since December 2010 — that's 15 years off the open market, well above the local norm. At 214 m² the property is well over the postcode median (144 m² across 10 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). 7 bedrooms is on the larger side for this postcode, where 4 is the typical count. Today's modelled estimate of £858,000 sits 57.4% above the 2010 sale of £545,000. On a £-per-square-foot basis, the last sale (£236/sq ft) was about 16.3% below the postcode norm. 10 planning records sit against the property, 9 approved, 0 refused. Past consents include tree works, new windows, an extension and partial demolition, 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
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99 High Street'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This certificate is over 10 years old and is no longer valid.Expired 11 Feb 2020
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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99 High Street valuation sits well clear of the typical sold price in this postcode.
£858,000
Modelled from EPC, postcode comparables.
£545,000
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 epc rating, 99 High Street runs well behind the street norm.
Price per m²
£2,542
Street avg £3,600
Floor Area
214 m²
Street avg 140 m²
Habitable Rooms
10 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
0.8 km

Daytime· 07:00 – 23:00
41.9dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
T1 - Holly on roadside, Crown reduce by 50% (Approx.0.4m))
T1 Walnut. Remove low limb with bracket fungus Inonotus hispidus to the nearest upright fork (it may be necessary to reduce the remaining upright limb to shape.) Reduce the rest of the crown by up to 2m back to good viable growth points. This tree has many cavities and decay points throughout the crown and the reduction is to remove weight and reduce the wind-sail effect
13 December 2010Most recent
£545,000
Median price across the last 5 sales in SG8 0JS: £570,000 (2022–2014).

Street avg 6 rooms
CO₂ Emissions
20.0 t/year
Street avg 8.0 t/year
SG8 0QJ
Guilden Morden CofE Primary Academy. 2 schools nearby.
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The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
35.5dB