The Old Cottage, Bailes Lane, Normandy, Guildford, GU3 2AX

UPRN:10007106151Mid Terrace House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: D (59)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

The Old Cottage, Bailes Lane, Normandy, Guildford, GU3 2AX

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

The Old Cottage earns an INVESTIGATE rating with HP Score 65/100. Crime intensity is very low. Walkability is limited (7/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageHM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

No data

Crime Score

9/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 5Bike 29

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [sold-comps -22.6%, £/sqft -22.7%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (no market estimate available)
no market estimate available · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%· as of 7 Nov 2026
Risk & liquidity9/15
103 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%Valuation edge · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-2.6%

5y Growth-0.7%

10y Growth+1.4%

Last Sold Price£385,000 (2021-09-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GU3 2AX

Approval Rate

100%12mo

Development

low

26/P/01132
Erection of 4no residential dwellings with associated works following demolition of existing nursery building.
Pending
24/D/00137/2
Discharge of Condition 21 (waste minimisation statement) of planning application 22/P/00174, approved on 16/11/2023.
Approved
26/D/00101
Discharge of Conditions 3 (external materials), 4 (external joinery), 5 (paint removal) and 6 (rainwater goods) of Listed Building Consent 23/P/01896 approved 30/9/2024.
Approved

View Planning Timeline

Ownership

Corporate Ownership55.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-09-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density-

Owner Occupied90%

Age Distribution

0-15 12%16-64 53%65+ 35%

View Area Profile

Schools Nearby

Normandy Village School
1.1 mi
Inspected as Wyke Primary Academy (URN 145543) on 27 Sep 2022
Wood Street Infant School and Nursery
1.6 mi
Inspected as Wood Street Infant School (URN 125004) on 28 Jan 2025
Worplesdon Primary School
1.8 mi
Inspected as Worplesdon Primary School (URN 125025) on 29 Apr 2025
Guildford Grove Primary School
2.4 mi
Good

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Dovetails Bailes Lane
-
£620k
-
The Old Cottage Bailes Lane
-
£385k
-
Fern Cottage Bailes Lane
-
£588k
-
Laburnum Bailes Lane
-
£540k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN