Sold Semi-detached

166 GUILDFORD ROAD

LIGHTWATER, SURREY GU18 5RL

2 beds 1 baths 1,033 sq ft Listed 24 Jun 2020 (-2173d)

£415,000

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# 2 bedroom semi-detached house for sale (GU18 5RL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 166 GUILDFORD ROAD, LIGHTWATER, SURREY GU18 5RL |
| Price | £415,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 96 m² |
| Last sold | £380,000 Nov 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £865/year
- **Est. upgrade cost to C:** £22,115

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£15)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0678-2816-7233-2090-1241)

## Description

**A HOUSE WITH POTENTIAL** This property is a two bedroom semi detached house in the sought after village of Lightwater situated within walking distance of Lightwater village and Hammond schools. The accommodation comprises of an open plane lounge and dining room, Kitchen and family room. The first floor has two double bedrooms and a large family bathroom. The property also benefits from a large rear mature garden and off road gravel parking for two to three vehicles.

**Entrance**

Stairs rising to first floor, wood effect flooring, radiator.

**Living/Dining Room - 25'8" (7.82m) x 11'11" (3.63m)**

Front elevation double glazed bay window, TV point, BT point, understairs storage cupboard, radiator.

**Kitchen - 13'7" (4.14m) x 8'1" (2.46m)**

Side elevation double glazed window, a range of eye and base level units with rolled edge worksurfaces, one and a half bowl sink, electric oven, four ring gas hob with extractor fan over, space for washing machine, space for fridge/freezer, integrated dish washer.

**Family Room - 13'10" (4.22m) x 10'8" (3.25m)**

Rear elevation double glazed doors to garden.

**First Floor Landing**

Doors to all rooms.

**Master Bedroom - 15'0" (4.57m) x 14'7" (4.45m)**

Front elevation double glazed window, wood effect flooring, built in cupboards, radiator.

**Bedroom Two - 11'1" (3.38m) x 10'8" (3.25m)**

Rear elevation double glazed window, built in cupboard, radiator.

**Bathroom**

Rear elevation double glazed frosted window, low level WC, pedestal hand wash basin, panel enclosed bath with mixer tap, shower cubicle with power shower attachment. airing cupboard.

**Outside**

**To the Front**

Front garden with shrubs and plants.

**To the Rear**

Patio area leading on gravel pathway to decking and with shrubs and plants. The garden also consists of two sheds and a side gate.

**Parking**

Parking for two to three vehicles.

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/71421687/324342)
- ![Photo](/listings/photos/71421687/324344)
- ![Photo](/listings/photos/71421687/324345)
- ![Photo](/listings/photos/71421687/324347)
- ![Photo](/listings/photos/71421687/324349)
- ![Photo](/listings/photos/71421687/324350)
- ![Photo](/listings/photos/71421687/324352)
- ![Photo](/listings/photos/71421687/324354)

## Floorplans

- ![Floorplan 1](/listings/photos/71421687/324355) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/71421687/324359) - EPC 1
- ![EPC 2](/listings/photos/71421687/324362) - EPC 2

## FENSA Certificates

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

### FENSA Certificate #16505498
- **Address:** 166 Guildford Road, Lightwater, GU18 5RL
- **Certificate Issued:** 13/10/2024
- **Work Completed:** 07/10/2024
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 166 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £380,000 | 24/11/2020 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 HAMMOND WAY, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RR | £470,000 | 06/01/2026 | Semi-detached |
| [Same street] 158 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £445,000 | 24/07/2025 | Terraced |
| 36 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ | £622,500 | 08/11/2023 | Semi-detached |
| 227 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RE | £440,000 | 20/10/2023 | Semi-detached |
| [Same street] 164 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £520,000 | 21/04/2023 | Semi-detached |
| 20 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP | £490,000 | 23/03/2023 | Semi-detached |
| 28 MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN | £500,000 | 10/01/2023 | Semi-detached |
| 257 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RJ | £428,000 | 27/05/2022 | Semi-detached |
| 6 MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN | £410,000 | 21/04/2022 | Semi-detached |
| 36 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ | £640,000 | 15/03/2022 | Semi-detached |
| [Same street] 176 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £400,000 | 11/03/2022 | Semi-detached |
| [Same street] 202 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £775,000 | 31/01/2022 | Detached |
| [Same street] 182 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £700,000 | 02/09/2021 | Detached |
| 43 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TL | £600,000 | 20/08/2021 | Semi-detached |
| 193 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RB | £507,000 | 28/06/2021 | Semi-detached |
| 205 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RB | £470,000 | 16/06/2021 | Semi-detached |

**Street average:** £568,000 (5 sales)
**Area average:** £507,045 (11 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £409,375 (4 Semi-detached, GU18, 2024–2026)
- **Deviation:** +1.4%

## 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 Blackwater Valley (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £997/mo

## 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 Terraced House, Broom Field, GU18 | £1,800/mo | 2 | 0.62 miles | OpenRent |
| 2 Bed Semi-Detached House, Laird Court, GU19 | £1,600/mo | 2 | 0.63 miles | OpenRent |
| 2 Bed Flat, Rowan Court, GU19 | £1,400/mo | 2 | 1.05 miles | OpenRent |

**Average rent: £1,600/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.6×
- **Monthly cashflow:** £-219/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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).*

## Price per Square Metre

- **£/m²:** £4,323/m²

## Capital growth trend

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

- **5y growth:** 0.8%

## 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%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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

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Property details

Tenure

FREEHOLD

Floor area

96 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£380,000 Nov 2020

Price per m²

£4,323/m²

Local average

£409,375 (+1.4%)

Deprivation

Decile 9 (27,152 of 33,755)

Street crime

59 incidents within 1 mile (Mar 2026)

Key features

Lightwater Village
Walking Distance to Lightwater Village and Hammond Schools
Semi Detached
Two Bedrooms
Family Room
Open Plan Lounge/Diner
Large Rear Garden
Off Road Parking

Additional details

Heating: Double glazing, Gas central
Parking: Off street
Garden: Private garden

Description

A HOUSE WITH POTENTIAL This property is a two bedroom semi detached house in the sought after village of Lightwater situated within walking distance of Lightwater village and Hammond schools. The accommodation comprises of an open plane lounge and dining room, Kitchen and family room. The first floor has two double bedrooms and a large family bathroom. The property also benefits from a large rear mature garden and off road gravel parking for two to three vehicles.

Entrance
Stairs rising to first floor, wood effect flooring, radiator.

Living/Dining Room - 25'8" (7.82m) x 11'11" (3.63m)
Front elevation double glazed bay window, TV point, BT point, understairs storage cupboard, radiator.

Kitchen - 13'7" (4.14m) x 8'1" (2.46m)
Side elevation double glazed window, a range of eye and base level units with rolled edge worksurfaces, one and a half bowl sink, electric oven, four ring gas hob with extractor fan over, space for washing machine, space for fridge/freezer, integrated dish washer.

Family Room - 13'10" (4.22m) x 10'8" (3.25m)
Rear elevation double glazed doors to garden.

First Floor Landing
Doors to all rooms.

Master Bedroom - 15'0" (4.57m) x 14'7" (4.45m)
Front elevation double glazed window, wood effect flooring, built in cupboards, radiator.

Bedroom Two - 11'1" (3.38m) x 10'8" (3.25m)
Rear elevation double glazed window, built in cupboard, radiator.

Bathroom
Rear elevation double glazed frosted window, low level WC, pedestal hand wash basin, panel enclosed bath with mixer tap, shower cubicle with power shower attachment. airing cupboard.

Outside

To the Front
Front garden with shrubs and plants.

To the Rear
Patio area leading on gravel pathway to decking and with shrubs and plants. The garden also consists of two sheds and a side gate.

Parking
Parking for two to three vehicles.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Listed by

Jennetts Park

Sears Property

Reference: 71421687

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 16/07/2020

Current heating cost: £865/year

Potential heating cost: £493/year

Est. upgrade cost to C: £22,115

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£15)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

EPC 2

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16505498 Recent

Property Details

Street: 166 Guildford Road

Town: Lightwater

Postcode: GU18 5RL

Installation Details

Items: 1 door

Certificate Issued: 13/10/2024

Work Completed: 07/10/2024

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	24/11/2020 (5 years ago)	£380,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
16 HAMMOND WAY, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RR	£470,000	06/01/2026	Semi-detached
Same street 158 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£445,000	24/07/2025	Terraced
36 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ	£622,500	08/11/2023	Semi-detached
227 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RE	£440,000	20/10/2023	Semi-detached
Same street 164 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£520,000	21/04/2023	Semi-detached
20 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP	£490,000	23/03/2023	Semi-detached
28 MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN	£500,000	10/01/2023	Semi-detached
257 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RJ	£428,000	27/05/2022	Semi-detached
6 MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN	£410,000	21/04/2022	Semi-detached
36 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ	£640,000	15/03/2022	Semi-detached
Same street 176 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£400,000	11/03/2022	Semi-detached
Same street 202 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£775,000	31/01/2022	Detached
Same street 182 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£700,000	02/09/2021	Detached
43 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TL	£600,000	20/08/2021	Semi-detached
193 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RB	£507,000	28/06/2021	Semi-detached
205 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RB	£470,000	16/06/2021	Semi-detached

Street average: £568,000 (5 sales)

Area average: £507,045 (11 sales)

Capital growth trend

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

5y growth 0.8%

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 Blackwater Valley: £997/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GU18 5RL

Nearby

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

Type	Name	Distance
Bus stop	The Avenue	0.0 miles
Shop	Brons	0.1 miles
Shop	Threshers	0.2 miles
Train station	Bagshot	1.0 miles
Hospital	Unknown	3.1 miles
Hospital	The Priory Hospital	3.1 miles
Train station	Sunningdale	3.2 miles
University	Imperial College Silwood Park Campus	4.1 miles
University	Royal Holloway University	6.9 miles

Street-level crime

Category	Count
Shoplifting	16
Other theft	12
Anti-social behaviour	11
Violence and sexual offences	7
Criminal damage and arson	5
Burglary	3
Public order	3
Bicycle theft	1
Vehicle crime	1
Total incidents	59

Within 1 mile during Mar 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
Lightwater Village School	Primary	0.1 miles	Good — 9 Nov 2022
Hammond School	Primary	0.3 miles	Good — 8 Dec 2011
Connaught Junior School	Primary	0.7 miles	Outstanding — 18 Jul 2023
Bagshot Infant School	Primary	0.9 miles	Good — 5 Nov 2014
Hall Grove School	Other	1.1 miles	— (No rating)

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 Terraced House, Broom Field, GU18	£1,800/mo	2	0.62 miles	OpenRent
2 Bed Semi-Detached House, Laird Court, GU19	£1,600/mo	2	0.63 miles	OpenRent
2 Bed Flat, Rowan Court, GU19	£1,400/mo	2	1.05 miles	OpenRent

Average rent: £1,600/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 4.6%

Cost-to-rent ratio 21.6×

Monthly cashflow £-219/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.2%

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).