Semi-Detached 3 sales on record

116 VALE ROAD

ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS

£420,000

Location

Map view View on Google Maps View on OpenStreetMap Street View GU12 5HS

Nearby

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

Type	Name	Distance
Bus stop	Napier Lane	0.0 miles
Shop	Ashvale Grocer	0.2 miles
Train station	Ash	0.8 miles
Hospital	Farnham Community Hospital	3.8 miles
University	University for the Creative Arts, Farnham Campus	4.7 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Floor area

89 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£420,000 Feb 2026

Price per m²

£4,719/m²

Local average

£404,843 (43 sales)

Street crime

82 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 13/03/2025

Expiry date: 12/03/2035

Current heating cost: £1,030/year

Potential heating cost: £844/year

Est. upgrade cost to C: £6,000

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	06/02/2026	£420,000	Semi-detached	+161%	£422,480 to April 2026	View transaction
Sold	26/03/2001	£160,900	Semi-detached	+96.3%	£502,874 to April 2026	View transaction
Sold	20/09/1996	£81,950	Semi-detached	—	£473,180 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	£420,000
listed	12/08/2025	£425,000
sold	01/01/2001	£160,900
sold	01/01/1996	£81,950

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
1 ROSE VILLAS, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5DR	£452,500	19/12/2025	Semi-detached
10 ORCHARD CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HU	£395,000	12/12/2025	Semi-detached
59 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HR	£400,000	05/12/2025	Semi-detached
67 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HR	£365,000	07/11/2025	Semi-detached
42 PROSPECT ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5EL	£500,000	30/11/2023	Semi-detached
23 SPRINGFIELD ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5EN	£535,000	03/11/2023	Semi-detached
11 LINCOLN CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5SU	£370,000	31/08/2023	Semi-detached
1 ORCHARD CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HU	£425,000	30/06/2023	Semi-detached
106 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS	£525,000	27/04/2023	Semi-detached
15 LINCOLN CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5SU	£369,950	28/03/2023	Semi-detached
29 GLOSTER CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5SS	£405,000	19/12/2022	Semi-detached
KINGSMEAD SHAWFIELD ROAD, ASH, ALDERSHOT, GUILDFORD, SURREY, GU12 5DL	£500,000	01/12/2022	Semi-detached
68 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS	£425,000	25/11/2022	Semi-detached
134 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS	£560,000	30/09/2022	Semi-detached
27 SCOTLAND CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5JJ	£505,000	26/07/2022	Semi-detached
45 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HR	£378,000	01/06/2022	Semi-detached
2 ELVENIA COTTAGES, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5AH	£351,000	20/05/2022	Semi-detached
15 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HH	£365,000	14/04/2022	Semi-detached
13 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HH	£270,000	21/10/2021	Semi-detached
CANAL COTTAGES 1 CANAL BANK, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HL	£380,000	30/09/2021	Semi-detached

Area average: £423,823 (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 8%

10y growth 25%

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

1y (index) -2.6%

5y (index) 13.7%

10y (index) 24.3%

Rental Range

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

Low £1,555/mo

Realistic £1,728/mo

Optimistic £1,901/mo

Based on Local Authority from postcode lookup → Guildford.

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

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Ash Vale, GU12	£1,350/mo	2	0.14 miles	OpenRent
2 Bed Semi-Detached House, North Lane, GU12	£1,525/mo	2	1.13 miles	OpenRent
3 Bed Flat, North Lane, GU12	£1,850/mo	3	1.14 miles	OpenRent
3 Bed Semi-Detached House, Redan Road, GU12	£1,795/mo	3	1.14 miles	OpenRent

Average rent: £1,630/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £207,500

Target investor price (1%) £166,000

Gross yield 4.7%

Cost-to-rent ratio 21.1×

Monthly cashflow £-185/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.8%

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	22
Anti-social behaviour	13
Criminal damage and arson	13
Drugs	7
Public order	7
Other theft	6
Shoplifting	4
Vehicle crime	4
Burglary	3
Robbery	2
Other crime	1
Total incidents	82

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
Shawfield Primary School	Primary	0.4 miles	Good — 28 Sep 2023
Ash Grange Nursery and Primary School	Primary	0.8 miles	Good — 5 Jul 2016
Walsh CofE Junior School	Primary	1.1 miles	Requires improvement — 21 Sep 2022
Walsh CofE Infant School	Primary	1.1 miles	Outstanding — 13 Jan 2014
Alderwood School	Other	1.2 miles	— (Inspected (no overall grade))

FENSA

No FENSA certificates found for this address.

# 116 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS

## Property details

- Slug: `defca18` (address key hash: `defca18e47f1bdc13c3b5262c0d8cf4959940994`)
- Postcode: GU12 5HS
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Floor area: 89 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £420,000 Feb 2026
- Price per m²: £4,719/m²
- Local average: £404,843 (43 sales)
- Street crime: 82 incidents within 1 mile (May 2026)

## Latest sale

- Price: £420,000
- Date: 2026-02-06
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 12/03/2035
- **Current heating cost:** £1,030/year
- **Est. upgrade cost to C:** £6,000

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5620-9177-0337-7007-1503)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £420,000 | Semi-detached | +161% | £422,480 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-9c75-d8ea-e063-4704a8c0bf7d) |
| Sold | 2001-03-26 | £160,900 | Semi-detached | +96.3% | £502,874 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e4f4af9c-4401-423d-9e27-ee8075bac6da) |
| Sold | 1996-09-20 | £81,950 | Semi-detached | — | £473,180 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d9b23a59-9644-406e-a85c-2a1cfb84e476) |

*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 |
|---------|-------|------|------|
| 116 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS | £420,000 | 06/02/2026 | Semi-detached |
| 116 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS | £160,900 | 26/03/2001 | Semi-detached |
| 116 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS | £81,950 | 20/09/1996 | Semi-detached |

## Historic listings

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

- Matched listing: [165660416](http://87.117.209.195:8080/listings/7650a66)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £420,000 |
| listed | 2025-08-12 | £425,000 |
| sold | 2001-01-01 | £160,900 |
| sold | 1996-01-01 | £81,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 ROSE VILLAS, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5DR | £452,500 | 19/12/2025 | Semi-detached |
| 10 ORCHARD CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HU | £395,000 | 12/12/2025 | Semi-detached |
| 59 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HR | £400,000 | 05/12/2025 | Semi-detached |
| 67 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HR | £365,000 | 07/11/2025 | Semi-detached |
| 42 PROSPECT ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5EL | £500,000 | 30/11/2023 | Semi-detached |
| 23 SPRINGFIELD ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5EN | £535,000 | 03/11/2023 | Semi-detached |
| 11 LINCOLN CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5SU | £370,000 | 31/08/2023 | Semi-detached |
| 1 ORCHARD CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HU | £425,000 | 30/06/2023 | Semi-detached |
| 106 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS | £525,000 | 27/04/2023 | Semi-detached |
| 15 LINCOLN CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5SU | £369,950 | 28/03/2023 | Semi-detached |
| 29 GLOSTER CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5SS | £405,000 | 19/12/2022 | Semi-detached |
| KINGSMEAD SHAWFIELD ROAD, ASH, ALDERSHOT, GUILDFORD, SURREY, GU12 5DL | £500,000 | 01/12/2022 | Semi-detached |
| 68 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS | £425,000 | 25/11/2022 | Semi-detached |
| 134 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HS | £560,000 | 30/09/2022 | Semi-detached |
| 27 SCOTLAND CLOSE, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5JJ | £505,000 | 26/07/2022 | Semi-detached |
| 45 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HR | £378,000 | 01/06/2022 | Semi-detached |
| 2 ELVENIA COTTAGES, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5AH | £351,000 | 20/05/2022 | Semi-detached |
| 15 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HH | £365,000 | 14/04/2022 | Semi-detached |
| 13 VALE ROAD, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HH | £270,000 | 21/10/2021 | Semi-detached |
| CANAL COTTAGES 1 CANAL BANK, ASH VALE, ALDERSHOT, GUILDFORD, SURREY, GU12 5HL | £380,000 | 30/09/2021 | Semi-detached |

**Area average:** £423,823 (20 sales)

## Capital growth trend

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

- **5y growth:** 8%
- **10y growth:** 25%

## House Price Index (HM Land Registry)

*Official index for Guildford; Semi-detached series; as of April 2026.*

- **1y growth (index):** -2.6%
- **5y growth (index):** 13.7%
- **10y growth (index):** 24.3%

## Rental Range

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

- **Low:** £1,555/mo
- **Realistic:** £1,728/mo
- **Optimistic:** £1,901/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Ash Vale, GU12 | £1,350/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Semi-Detached House, North Lane, GU12 | £1,525/mo | 2 | 1.13 miles | OpenRent |
| 3 Bed Flat, North Lane, GU12 | £1,850/mo | 3 | 1.14 miles | OpenRent |
| 3 Bed Semi-Detached House, Redan Road, GU12 | £1,795/mo | 3 | 1.14 miles | OpenRent |

**Average rent: £1,630/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £207,500
- **Target investor price (1%):** £166,000

*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 £1,660/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.1×
- **Monthly cashflow:** £-185/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.8%

*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 | 22 |
| Anti-social behaviour | 13 |
| Criminal damage and arson | 13 |
| Drugs | 7 |
| Public order | 7 |
| Other theft | 6 |
| Shoplifting | 4 |
| Vehicle crime | 4 |
| Burglary | 3 |
| Robbery | 2 |
| Other crime | 1 |
| **Total incidents** | **82** |

*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 |
|------|------|----------|--------|
| Shawfield Primary School | Primary | 0.4 miles | Good — 28 Sep 2023 |
| Ash Grange Nursery and Primary School | Primary | 0.8 miles | Good — 5 Jul 2016 |
| Walsh CofE Junior School | Primary | 1.1 miles | Requires improvement — 21 Sep 2022 |
| Walsh CofE Infant School | Primary | 1.1 miles | Outstanding — 13 Jan 2014 |
| Alderwood School | Other | 1.2 miles | — (Inspected (no overall grade)) |