# 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

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.

## 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:** 7.3%
- **10y growth:** 11.8%

## 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)