Detached 3 sales on record

16 WILLOW BANK

WESTFIELD, WOKING, SURREY, GU22 9PD

£450,000

Location

Map view View on Google Maps View on OpenStreetMap Street View GU22 9PD

Nearby

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

Type	Name	Distance
Shop	Co-op Food	0.1 miles
Bus stop	The Cricketers	0.1 miles
Train station	Worplesdon	1.3 miles
University	MySurrey Hive	4.1 miles
Hospital	Cobham Day Surgery	7.0 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

59 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£450,000 Feb 2026

Price per m²

£7,627/m²

Local average

£1,125,459 (40 sales)

Street crime

130 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 03/02/2017

Expiry date: 02/02/2027

Current heating cost: £441/year

Potential heating cost: £359/year

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

Recommendations

Floor insulation (solid floor) (6,000)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/02/2026	£450,000	Detached	+24.3%	£451,915 to April 2026	View transaction
Sold	07/11/2019	£362,000	Detached	+0.6%	£395,519 to April 2026	View transaction
Sold	07/07/2017	£359,950	Detached	—	£408,896 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£450,000
listed	28/08/2025	£450,000
sold	01/01/2019	£362,000
sold	01/01/2017	£359,950
sold	01/01/2002	£187,000
sold	01/01/1999	£124,500
sold	01/01/1997	£89,250

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
7 WESTFIELD AVENUE, WOKING, SURREY, GU22 9PN	£668,000	12/12/2025	Detached
13 WESTFIELD AVENUE, WOKING, SURREY, GU22 9PN	£1,000,000	17/11/2025	Detached
POND COTTAGE, 10 DOWNSVIEW AVENUE, WOKING, SURREY, GU22 9BT	£700,000	24/10/2025	Detached
7 APERS AVENUE, WOKING, SURREY, GU22 9NB	£585,000	07/07/2025	Detached
TY BACH HIGHLANDS LANE, WOKING, SURREY, GU22 9PU	£720,000	15/11/2023	Detached
88 WESTFIELD ROAD, WOKING, SURREY, GU22 9QA	£775,000	06/11/2023	Detached
21 LIME GROVE, WOKING, SURREY, GU22 9PW	£575,000	10/08/2023	Detached
11 THE ORCHARD, WOKING, SURREY, GU22 9PA	£610,000	24/04/2023	Detached
2 DOWNSVIEW AVENUE, WOKING, SURREY, GU22 9BT	£980,000	24/04/2023	Detached
19 LIME GROVE, WOKING, SURREY, GU22 9PW	£635,000	23/11/2022	Detached
3 HOAD CRESCENT, WOKING, SURREY, GU22 9FQ	£555,000	10/11/2022	Detached
14 LIME GROVE, WOKING, SURREY, GU22 9PW	£760,000	04/11/2022	Detached
3 MOOR LANE, WOKING, SURREY, GU22 9QY	£835,000	28/10/2022	Detached
94 WESTFIELD ROAD, WOKING, SURREY, GU22 9QA	£615,000	04/10/2022	Detached
40 DOWNSVIEW AVENUE, WOKING, SURREY, GU22 9BT	£691,500	31/08/2022	Detached
56 OLD SCHOOL PLACE, WOKING, SURREY, GU22 9LY	£525,000	20/05/2022	Detached
GULESTAN, 13A APERS AVENUE, WOKING, SURREY, GU22 9NB	£647,000	22/04/2022	Detached
14 MOOR LANE, WOKING, SURREY, GU22 9QY	£775,000	28/03/2022	Detached
80 WESTFIELD ROAD, WOKING, SURREY, GU22 9QA	£740,000	15/03/2022	Detached
15 LIME GROVE, WOKING, SURREY, GU22 9PW	£597,000	11/03/2022	Detached

Area average: £699,425 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 27.1%

10y growth 14.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Woking. Series: Detached. As of April 2026.

1y (index) -3%

5y (index) 7.4%

10y (index) 13.2%

Rental Range

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

Low £1,456/mo

Realistic £1,618/mo

Optimistic £1,780/mo

Based on Local Authority from postcode lookup → Woking.

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

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Howards Road, GU22	£1,750/mo	2	0.65 miles	OpenRent

Average rent: £1,750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £218,750

Target investor price (1%) £175,000

Gross yield 4.7%

Cost-to-rent ratio 21.4×

Monthly cashflow £-222/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

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
Violence and sexual offences	47
Anti-social behaviour	27
Public order	10
Vehicle crime	9
Criminal damage and arson	8
Shoplifting	8
Burglary	5
Other theft	5
Other crime	4
Bicycle theft	2
Drugs	2
Robbery	2
Possession of weapons	1
Total incidents	130

Within 1 mile during May 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
Westfield Primary School	Primary	0.3 miles	Good — 10 Nov 2022
Barnsbury Primary School and Nursery	Primary	0.5 miles	Good — 17 Apr 2012
Kingfield Primary School	Primary	0.5 miles	Good — 8 Nov 2023
Hoe Valley School	Secondary	0.6 miles	Outstanding — 20 Jul 2018
Woking College	Other	0.7 miles	— (No rating)

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
21/04/2014	08/04/2014	7	1

# 16 WILLOW BANK, WESTFIELD, WOKING, SURREY, GU22 9PD

## Property details

- Slug: `758b6b3` (address key hash: `758b6b328dab08689b45c709377b8a15477823c7`)
- Postcode: GU22 9PD
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 59 m²
- EPC rating: D
- Year built: England and Wales: 1991-1995
- Last sold: £450,000 Feb 2026
- Price per m²: £7,627/m²
- Local average: £1,125,459 (40 sales)
- Street crime: 130 incidents within 1 mile (May 2026)

## Latest sale

- Price: £450,000
- Date: 2026-02-20
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 02/02/2027
- **Current heating cost:** £441/year

### Recommendations
- W2 (6,000)
- I (3,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8873-7822-4410-2977-5902)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £450,000 | Detached | +24.3% | £451,915 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-9ef3-d8ea-e063-4704a8c0bf7d) |
| Sold | 2019-11-07 | £362,000 | Detached | +0.6% | £395,519 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/98c75472-5996-72e9-e053-6b04a8c042f0) |
| Sold | 2017-07-07 | £359,950 | Detached | — | £408,896 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/55bdcae6-7f49-521d-e053-6b04a8c0dd7a) |

*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 |
|---------|-------|------|------|
| 16 WILLOW BANK, WESTFIELD, WOKING, SURREY, GU22 9PD | £450,000 | 20/02/2026 | Detached |
| 16 WILLOW BANK, WESTFIELD, WOKING, SURREY, GU22 9PD | £362,000 | 07/11/2019 | Detached |
| 16 WILLOW BANK, WESTFIELD, WOKING, SURREY, GU22 9PD | £359,950 | 07/07/2017 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [166315832](http://87.117.209.195:8080/listings/dc38d4b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £450,000 |
| listed | 2025-08-28 | £450,000 |
| sold | 2019-01-01 | £362,000 |
| sold | 2017-01-01 | £359,950 |
| sold | 2002-01-01 | £187,000 |
| sold | 1999-01-01 | £124,500 |
| sold | 1997-01-01 | £89,250 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 WESTFIELD AVENUE, WOKING, SURREY, GU22 9PN | £668,000 | 12/12/2025 | Detached |
| 13 WESTFIELD AVENUE, WOKING, SURREY, GU22 9PN | £1,000,000 | 17/11/2025 | Detached |
| POND COTTAGE, 10 DOWNSVIEW AVENUE, WOKING, SURREY, GU22 9BT | £700,000 | 24/10/2025 | Detached |
| 7 APERS AVENUE, WOKING, SURREY, GU22 9NB | £585,000 | 07/07/2025 | Detached |
| TY BACH HIGHLANDS LANE, WOKING, SURREY, GU22 9PU | £720,000 | 15/11/2023 | Detached |
| 88 WESTFIELD ROAD, WOKING, SURREY, GU22 9QA | £775,000 | 06/11/2023 | Detached |
| 21 LIME GROVE, WOKING, SURREY, GU22 9PW | £575,000 | 10/08/2023 | Detached |
| 11 THE ORCHARD, WOKING, SURREY, GU22 9PA | £610,000 | 24/04/2023 | Detached |
| 2 DOWNSVIEW AVENUE, WOKING, SURREY, GU22 9BT | £980,000 | 24/04/2023 | Detached |
| 19 LIME GROVE, WOKING, SURREY, GU22 9PW | £635,000 | 23/11/2022 | Detached |
| 3 HOAD CRESCENT, WOKING, SURREY, GU22 9FQ | £555,000 | 10/11/2022 | Detached |
| 14 LIME GROVE, WOKING, SURREY, GU22 9PW | £760,000 | 04/11/2022 | Detached |
| 3 MOOR LANE, WOKING, SURREY, GU22 9QY | £835,000 | 28/10/2022 | Detached |
| 94 WESTFIELD ROAD, WOKING, SURREY, GU22 9QA | £615,000 | 04/10/2022 | Detached |
| 40 DOWNSVIEW AVENUE, WOKING, SURREY, GU22 9BT | £691,500 | 31/08/2022 | Detached |
| 56 OLD SCHOOL PLACE, WOKING, SURREY, GU22 9LY | £525,000 | 20/05/2022 | Detached |
| GULESTAN, 13A APERS AVENUE, WOKING, SURREY, GU22 9NB | £647,000 | 22/04/2022 | Detached |
| 14 MOOR LANE, WOKING, SURREY, GU22 9QY | £775,000 | 28/03/2022 | Detached |
| 80 WESTFIELD ROAD, WOKING, SURREY, GU22 9QA | £740,000 | 15/03/2022 | Detached |
| 15 LIME GROVE, WOKING, SURREY, GU22 9PW | £597,000 | 11/03/2022 | Detached |

**Area average:** £699,425 (20 sales)

## Capital growth trend

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

- **5y growth:** 27.1%
- **10y growth:** 14.9%

## House Price Index (HM Land Registry)

*Official index for Woking; Detached series; as of April 2026.*

- **1y growth (index):** -3%
- **5y growth (index):** 7.4%
- **10y growth (index):** 13.2%

## Rental Range

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

- **Low:** £1,456/mo
- **Realistic:** £1,618/mo
- **Optimistic:** £1,780/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Howards Road, GU22 | £1,750/mo | 2 | 0.65 miles | OpenRent |

**Average rent: £1,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.4×
- **Monthly cashflow:** £-222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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 |
|----------|-------|
| Violence and sexual offences | 47 |
| Anti-social behaviour | 27 |
| Public order | 10 |
| Vehicle crime | 9 |
| Criminal damage and arson | 8 |
| Shoplifting | 8 |
| Burglary | 5 |
| Other theft | 5 |
| Other crime | 4 |
| Bicycle theft | 2 |
| Drugs | 2 |
| Robbery | 2 |
| Possession of weapons | 1 |
| **Total incidents** | **130** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Westfield Primary School | Primary | 0.3 miles | Good — 10 Nov 2022 |
| Barnsbury Primary School and Nursery | Primary | 0.5 miles | Good — 17 Apr 2012 |
| Kingfield Primary School | Primary | 0.5 miles | Good — 8 Nov 2023 |
| Hoe Valley School | Secondary | 0.6 miles | Outstanding — 20 Jul 2018 |
| Woking College | Other | 0.7 miles | — (No rating) |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #10240533
- **Address:** 16 Willow Bank, WOKING, GU22 9PD
- **Certificate Issued:** 21/04/2014
- **Work Completed:** 08/04/2014
- **Items:** 7 window(s), 1 door(s)