Semi-Detached

TIMBERS CHURCH ROAD

WINDLESHAM, SURREY HEATH, SURREY, GU20 6BH

£499,999

Location

Map view View on Google Maps View on OpenStreetMap Street View GU20 6BH

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Hatton Hill	0.1 miles
Shop	Unknown	0.5 miles
Train station	Bagshot	0.9 miles
University	Royal Holloway University	6.0 miles
Hospital	Cobham Day Surgery	11.4 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Floor area

90 m²

EPC rating

Last sold

£499,999 Jan 2026

Price per m²

£5,556/m²

Local average

£535,000 (2 sales)

Street crime

20 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 18/08/2020

Expiry date: 17/08/2030

Current heating cost: £777/year

Potential heating cost: £621/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (1,500)
50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Low energy lighting for all fixed outlets (60)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	19/01/2026	£499,999	Semi-detached	—	£488,188 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

No comparable sales found in this area for the last 5 years.

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 18.7%

10y growth 12.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Surrey Heath. Series: Semi-detached. As of March 2026.

1y (index) 3.5%

5y (index) 13.5%

10y (index) 22.8%

Rental Range

Estimated market rent for Surrey Heath. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,348/mo

Realistic £1,498/mo

Optimistic £1,648/mo

Based on Local Authority from postcode lookup → Surrey Heath.

LHA (30th percentile) floor for Milton Keynes: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Guildford Road, GU19	£1,500/mo	2	0.97 miles	OpenRent
2 Bed Flat, Guildford Road, GU19	£1,345/mo	2	0.97 miles	OpenRent
2 Bed Flat, High Street, GU19	£1,250/mo	2	1.19 miles	OpenRent

Average rent: £1,365/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.27%

Max investor price (0.8%) £168,125

Target investor price (1%) £134,500

Gross yield 3.2%

Cost-to-rent ratio 31×

Monthly cashflow £-784/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Anti-social behaviour	5
Public order	5
Other crime	3
Violence and sexual offences	3
Criminal damage and arson	2
Other theft	2
Total incidents	20

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Woodcote House School	Other	0.3 miles	— (No rating)
Fernways School	Other	0.3 miles	Good — 21 Sep 2022
Windlesham Village Infant School	Primary	0.4 miles	Good — 10 Mar 2024
Hall Grove School	Other	0.5 miles	— (No rating)
Lightwater Village School	Primary	1.0 miles	Good — 9 Nov 2022

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# TIMBERS CHURCH ROAD, WINDLESHAM, SURREY HEATH, SURREY, GU20 6BH

## Property details

- Slug: `6518fa4` (address key hash: `6518fa43c0edbd64761f9a25c18f0506276138b2`)
- Postcode: GU20 6BH
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 90 m²
- EPC rating: D
- Last sold: £499,999 Jan 2026
- Price per m²: £5,556/m²
- Local average: £535,000 (2 sales)
- Street crime: 20 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £499,999
- Date: 2026-01-19
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 17/08/2030
- **Current heating cost:** £777/year

### Recommendations
- B (1,500)
- Q (14,000)
- W1 (1,200)
- E (60)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8007-1687-9122-0297-3803)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £499,999 | Semi-detached | — | £488,188 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-6c07-591c-e063-4704a8c00c31) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| TIMBERS CHURCH ROAD, WINDLESHAM, SURREY HEATH, SURREY, GU20 6BH | £499,999 | 19/01/2026 | Semi-detached |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 18.7%
- **10y growth:** 12.5%

## House Price Index (HM Land Registry)

*Official index for Surrey Heath; Semi-detached series; as of March 2026.*

- **1y growth (index):** 3.5%
- **5y growth (index):** 13.5%
- **10y growth (index):** 22.8%

## Rental Range

*ONS Price Index of Private Rents (Surrey Heath). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,348/mo
- **Realistic:** £1,498/mo
- **Optimistic:** £1,648/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Milton Keynes (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Guildford Road, GU19 | £1,500/mo | 2 | 0.97 miles | OpenRent |
| 2 Bed Flat, Guildford Road, GU19 | £1,345/mo | 2 | 0.97 miles | OpenRent |
| 2 Bed Flat, High Street, GU19 | £1,250/mo | 2 | 1.19 miles | OpenRent |

**Average rent: £1,365/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £168,125
- **Target investor price (1%):** £134,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,345/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31×
- **Monthly cashflow:** £-784/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 5 |
| Public order | 5 |
| Other crime | 3 |
| Violence and sexual offences | 3 |
| Criminal damage and arson | 2 |
| Other theft | 2 |
| **Total incidents** | **20** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Woodcote House School | Other | 0.3 miles | — (No rating) |
| Fernways School | Other | 0.3 miles | Good — 21 Sep 2022 |
| Windlesham Village Infant School | Primary | 0.4 miles | Good — 10 Mar 2024 |
| Hall Grove School | Other | 0.5 miles | — (No rating) |
| Lightwater Village School | Primary | 1.0 miles | Good — 9 Nov 2022 |