18 Guise Lane is a two-bedroom mid-terrace house in Bassingbourn, Royston, Royston (SG8 5PJ). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (October 2021) shows an F (score 33), near the bottom of the EPC scale. Earlier certificates rated it E (November 2016); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Very Good to Good and main heating dropped from Average to Very Poor. The recommended improvements would lift it to B (score 88), a 4-band jump. Main heating runs on to be used only when there is no heating/hot.
It hasn't traded since February 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced England HPI: 8.8% per year against 0% for the wider region. Today's modelled estimate of £303,000 sits 63.8% above the 2007 sale of £184,995. On a £-per-square-foot basis, the last sale (£302/sq ft) was about 15.3% above the typical sold price in the postcode. At 57 m² it sits well below the postcode median (135 m² across 11 EPCs), making it one of the more compact homes locally.
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Recommended upgrades on file would lift this property by multiple EPC bands.
18 Guise Lane has no planning applications on record.
The full report still covers planning activity across the surrounding area.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
£303,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.8% per year over 3 years.
£184,995
Growth on file: 8.8% per year over 3 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
18 Guise Lane is notably below the street on floor area.
Price per m²
£3,246
Street avg £3,224
Floor Area
57 m²
Street avg 121 m²
Habitable Rooms
3 rooms
Street avg 6 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
1.3 km

Daytime· 07:00 – 23:00
41.6dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating system changed
More low energy lighting installed
22 February 2007Most recent
£184,995
+29.4%over 3 years30 January 2004
£143,000
Median price across the last 5 sales in SG8 5PJ: £359,995 (2024–2019).

CO₂ Emissions
4.1 t/year
Street avg 9.1 t/year
SG8 5LS
Bassingbourn Village College. 2 schools nearby.
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Night-time· 23:00 – 07:00
35.4dB