22 Windmill Close is an end-of-terrace house in Barkway, Royston, Royston (SG8 8BZ). It has a recorded floor area of 95 m² (around 1023 sq ft) and construction records dating it to 2023. The latest certificate (April 2023) returns a high B (score 85), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 96).
Today's modelled estimate of £419,000 is 20.7% below the 2022 sale of £528,500, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£517/sq ft) was about 36.9% above the typical sold price in the postcode. At 95 m² it's 18.8% larger than the typical home in the postcode (80 m² median across 40 EPCs). Sold July 2022 for £528,500. 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
22 Windmill Close's carbon output is low for the local stock.
22 Windmill Close has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
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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The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£419,000
Modelled from EPC, postcode comparables.
£528,500
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 price per m², 22 Windmill Close stands well clear of the street.
Price per m²
£5,563
Street avg £3,937
Floor Area
95 m²
Street avg 89 m²
CO₂ Emissions
1.2 t/year
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.
Nearest stop
0.1 km

Daytime· 07:00 – 23:00
43.5dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
21 July 2022Most recent
£528,500
Median price across the last 5 sales in SG8 8BZ: £570,000 (2025–2024).

Street avg 2.1 t/year
Years Held
4 years
Street avg 5 years
Windmill Close — bus stop.
Closest school
0.6 km
Barkway VA Church of England First 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
36.4dB