Sold Detached

160 GUILDFORD ROAD

LIGHTWATER, LIGHTWATER, SURREY GU18 5RL

2 beds Listed 2 Apr 2011 (-5541d)

£324,950

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 160 GUILDFORD ROAD, LIGHTWATER, LIGHTWATER, SURREY GU18 5RL |
| Price | £324,950 |
| Bedrooms | 2 |
| Last sold | £183,000 Apr 2002 |

## Description

Situated within walking distance of the Lightwater Village shops and amenities is this unique detached 2 bedroom character cottage offering open plan living room with feature fireplace & wood floors, spacious dining room, refitted kitchen, double aspect master bedroom, upstairs bathroom and second double bedroom. One of the main features of this property is the large rear garden with patio area and ample off road parking to the front.

*ENTRANCE HALL * LIVING ROOM WITH FEATURE FIRE PLACE* SPACIOUS DINING ROOM* REFITTED KITCHEN* DOUBLE ASPECT MASTER BEDROOM* FAMILY BATHROOM* SECOND BEDROOM* REAR GARDEN WITH PATIO AREA* AMPLE OFF ROAD PARKING* WOOD FLOORS *

Edwards & Elliott can also assist you with valuations and surveys, together with the preparation of drawings and plans for extensions. Please call Antony Edwards or Will Rumsey on 01344 623411.

Whilst these particulars are believed to be correct, no guarantee can be given to the measurements, appliances or services. It is our recommendation that all are tested prior to purchase. These particulars are not intended to form any part of a contract.

## Property Photos

- ![Photo](/listings/photos/18466737/324449)
- ![Photo](/listings/photos/18466737/324452)
- ![Photo](/listings/photos/18466737/324455)
- ![Photo](/listings/photos/18466737/324458)
- ![Photo](/listings/photos/18466737/324459)
- ![Photo](/listings/photos/18466737/324460)
- ![Photo](/listings/photos/18466737/324461)
- ![Photo](/listings/photos/18466737/324462)
- ![Photo](/listings/photos/18466737/324463)
- ![EPC](/listings/photos/18466737/324464) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/18466737/324465) - Floorplan 1

## FENSA Certificates

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

### FENSA Certificate #2938442
- **Address:** 160 Guildford Road, LIGHTWATER, GU18 5RL
- **Certificate Issued:** 08/08/2005
- **Work Completed:** 15/07/2005
- **Items:** 6 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 160 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £183,000 | 05/04/2002 | Detached |
| 160 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £119,950 | 11/09/1998 | 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 |
|---------|-------|------|------|
| [Same street] 158 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £445,000 | 24/07/2025 | Terraced |
| 36 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP | £590,000 | 28/03/2025 | Detached |
| 11 BIRCH TREE VIEW, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TZ | £685,000 | 10/01/2025 | Detached |
| 6 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP | £940,000 | 15/06/2023 | Detached |
| 9 MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN | £450,000 | 18/05/2023 | Detached |
| [Same street] 164 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £520,000 | 21/04/2023 | Semi-detached |
| 44 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ | £745,000 | 18/10/2022 | Detached |
| 38 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP | £640,000 | 17/10/2022 | Detached |
| 28 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP | £565,000 | 07/10/2022 | Detached |
| [Same street] 176 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £400,000 | 11/03/2022 | Semi-detached |
| 134 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RW | £635,000 | 14/02/2022 | Detached |
| [Same street] 202 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £775,000 | 31/01/2022 | Detached |
| 34A MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN | £840,000 | 26/10/2021 | Detached |
| 34C MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN | £690,000 | 20/09/2021 | Detached |
| 17 TURNVILLE CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5UA | £525,000 | 08/09/2021 | Detached |
| [Same street] 182 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £700,000 | 02/09/2021 | Detached |
| 2 SOUTH FARM LANE, BAGSHOT, SURREY HEATH, SURREY, GU19 5NT | £725,000 | 28/06/2021 | Detached |

**Street average:** £568,000 (5 sales)
**Area average:** £669,167 (12 sales)

## Price vs local average

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

- **Local average:** £792,042 (12 Detached, GU18, 2024–2026)
- **Deviation:** -59%

## 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 | 1.04 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.49% (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:** 5.9%
- **Cost-to-rent:** 16.9×
- **Monthly cashflow:** £135/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.7%

*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:** 4.1%
- **10y growth:** -4.2%

## House Price Index (HM Land Registry)

*Official index for Surrey Heath; Detached series; as of March 2026.*

- **1y growth (index):** 2.1%
- **5y growth (index):** 11.2%
- **10y growth (index):** 18.3%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 EPC

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Property details

Last sold

£183,000 Apr 2002

Local average

£792,042 (-59%)

Deprivation

Decile 9 (27,152 of 33,755)

Street crime

59 incidents within 1 mile (Mar 2026)

Additional details

Parking: Yes
Garden: Yes

Description

From Edwards & Elliott: Situated within walking distance of the Lightwater Village shops and amenities is this unique detached 2 bedroom character cottage offering open plan living room with feature fireplace & wood floors, spacious dining room and refitted kitchen.

Situated within walking distance of the Lightwater Village shops and amenities is this unique detached 2 bedroom character cottage offering open plan living room with feature fireplace & wood floors, spacious dining room, refitted kitchen, double aspect master bedroom, upstairs bathroom and second double bedroom. One of the main features of this property is the large rear garden with patio area and ample off road parking to the front.

*ENTRANCE HALL * LIVING ROOM WITH FEATURE FIRE PLACE* SPACIOUS DINING ROOM* REFITTED KITCHEN* DOUBLE ASPECT MASTER BEDROOM* FAMILY BATHROOM* SECOND BEDROOM* REAR GARDEN WITH PATIO AREA* AMPLE OFF ROAD PARKING* WOOD FLOORS *

Edwards & Elliott can also assist you with valuations and surveys, together with the preparation of drawings and plans for extensions. Please call Antony Edwards or Will Rumsey on 01344 623411.

Whilst these particulars are believed to be correct, no guarantee can be given to the measurements, appliances or services. It is our recommendation that all are tested prior to purchase. These particulars are not intended to form any part of a contract.

Listed by

Windlesham

BNP Paribas - Strutt & Parker

Reference: 18466737

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

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

FENSA Certificate #2938442

Property Details

Street: 160 Guildford Road

Town: LIGHTWATER

Postcode: GU18 5RL

Installation Details

Items: 6 windows and 1 door

Certificate Issued: 08/08/2005

Work Completed: 15/07/2005

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

53% since 1998

Event	Date	Price	% change
Sold	05/04/2002 (24 years ago)	£183,000	+52.6%
Sold	11/09/1998 (27 years ago)	£119,950	—

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
Same street 158 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£445,000	24/07/2025	Terraced
36 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP	£590,000	28/03/2025	Detached
11 BIRCH TREE VIEW, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TZ	£685,000	10/01/2025	Detached
6 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP	£940,000	15/06/2023	Detached
9 MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN	£450,000	18/05/2023	Detached
Same street 164 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£520,000	21/04/2023	Semi-detached
44 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ	£745,000	18/10/2022	Detached
38 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP	£640,000	17/10/2022	Detached
28 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP	£565,000	07/10/2022	Detached
Same street 176 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£400,000	11/03/2022	Semi-detached
134 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RW	£635,000	14/02/2022	Detached
Same street 202 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£775,000	31/01/2022	Detached
34A MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN	£840,000	26/10/2021	Detached
34C MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN	£690,000	20/09/2021	Detached
17 TURNVILLE CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5UA	£525,000	08/09/2021	Detached
Same street 182 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£700,000	02/09/2021	Detached
2 SOUTH FARM LANE, BAGSHOT, SURREY HEATH, SURREY, GU19 5NT	£725,000	28/06/2021	Detached

Street average: £568,000 (5 sales)

Area average: £669,167 (12 sales)

Capital growth trend

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

5y growth 4.1%

10y growth -4.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Surrey Heath. Series: Detached. As of March 2026.

1y (index) 2.1%

5y (index) 11.2%

10y (index) 18.3%

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	1.04 miles	OpenRent

Average rent: £1,600/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 5.9%

Cost-to-rent ratio 16.9×

Monthly cashflow £135/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.7%

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).