# 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 |
| Last sold | £380,000 Nov 2020 |

## 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).*

## 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)