# 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)