# 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:** 6%
- **10y growth:** 26.1%

## 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)) |