The Willows is a five-bedroom detached house in Barley, Royston, Royston (SG8 8HT). It has a recorded floor area of 250 m² (around 2691 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (June 2018) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in August 2012 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Poor to Good and lighting went from Poor to Very Good. The recommended improvements would push it to C (score 76). Main heating runs on oil. Records show the property has been extended at some point in its history.
Sale prices here have outpaced England HPI: 3.7% per year against 0% for the wider region. At 250 m² the property is well over the postcode median (134 m² across 11 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 0 approved, 0 refused. Last sale on file: £950,000 in November 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
The Willows's carbon output runs well above what efficient homes in the postcode produce.
Planning history at The Willows is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
Removal of two Silver Birch trees in rear garden
Latest sale on The Willows was the highest on Land Registry record across the postcode.
£973,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.7% per year over 8 years.
£950,000
Growth on file: 3.7% per year over 8 years.
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Habitable Rooms for The Willows runs comfortably ahead of the street norm.
Price per m²
£3,800
Street avg £4,262
Floor Area
250 m²
Street avg 149 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.
Nearest stop
0.0 km

Daytime· 07:00 – 23:00
45.0dB

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Changes detected from historical EPC data
Windows upgraded, improving insulation
Floor insulation added or improved
More low energy lighting installed
Removal of Cherry tree in rear garden.
Full planning data for The Willows, High Street, Barley, Royston, SG8 8HT
Every application and decision on this property and nearby, in full, in the report.
24 November 2021Most recent
£950,000
+35.7%over 8 years29 May 2013
£700,000
Median price across the last 5 sales in SG8 8HT: £440,000 (2024–2022).
Detailed EPC data
Full energy ratings, history and recommendations
Full planning history
Every application and decision on record
Comparable sales data
Plus transport, crime, schools and air quality
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Street avg 6 rooms
CO₂ Emissions
10.0 t/year
Street avg 7.2 t/year
SG8 8DZ
Drayton's Garage — bus stop.
Closest school
0.4 km
Barley (VA) Church of England First School. 1 school nearby.
Night-time· 23:00 – 07:00
38.8dB