Sold STC Detached

196 GUILDFORD ROAD

LIGHTWATER, SURREY GU18 5RL

3 beds 2 baths 990 sq ft Listed 29 May 2020 (-2211d)

£465,000

Offers in Region of

Reduced on 18 Jul 2020

Save

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 196 GUILDFORD ROAD, LIGHTWATER, SURREY GU18 5RL |
| Price | £465,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 92 m² |
| Last sold | £450,000 Apr 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 22/05/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,032/year
- **Est. upgrade cost to C:** £26,560

### Recommendations
- Q (£4,000  -  £14,000)
- W (£800  -  £1,200)
- E (£60)
- N (£4,000  -  £6,000)
- U (£9,000  -  £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0647-2867-6359-9324-6365)

## Description

**Property Description**

Three bedroom detached character cottage boasting ample parking, rear garden and quality home office with independent access

**Property Details**

A most charming detached cottage, located in the sought-after Surrey village of Lightwater boasting, amongst its many features, a large rear garden and good

off road parking.                                                                        .

## Property Photos

- ![External](/listings/photos/92868758/324308) - External
- ![Kitchen](/listings/photos/92868758/324311) - Kitchen
- ![Kitchen/Dining Area](/listings/photos/92868758/324314) - Kitchen/Dining Area
- ![Reception Room](/listings/photos/92868758/324316) - Reception Room
- ![Dining Room](/listings/photos/92868758/324318) - Dining Room
- ![Bedroom](/listings/photos/92868758/324326) - Bedroom
- ![Bedroom](/listings/photos/92868758/324328) - Bedroom
- ![Bedroom](/listings/photos/92868758/324330) - Bedroom
- ![Bathroom](/listings/photos/92868758/324332) - Bathroom
- ![Garden](/listings/photos/92868758/324334) - Garden
- ![Garden](/listings/photos/92868758/324336) - Garden
- ![Garden](/listings/photos/92868758/324338) - Garden
- ![Studio](/listings/photos/92868758/324340) - Studio

## Floorplans

- ![Floor Plan](/listings/photos/92868758/324341) - Floor Plan

## EPC Graphs

- ![EPC](/listings/photos/92868758/324343) - EPC

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #5277453
- **Address:** 196 Guildford Road, LIGHTWATER, GU18 5RL
- **Certificate Issued:** 03/12/2007
- **Work Completed:** 12/11/2007
- **Items:** 2 window(s)

### FENSA Certificate #13205296
- **Address:** 196 Guildford Road, LIGHTWATER, GU18 5RL
- **Certificate Issued:** 29/10/2018
- **Work Completed:** 13/09/2018
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 196 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £450,000 | 15/04/2021 | Detached |
| 196 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £435,000 | 14/12/2017 | Detached |
| 196 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £420,000 | 28/04/2017 | 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 |
|---------|-------|------|------|
| 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 |
| HILLCREST THE RIDGEWAY, LIGHTWATER, SURREY HEATH, SURREY, GU18 5XS | £860,000 | 04/08/2023 | 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 |
| OLD OAK BARN THE RIDGEWAY, LIGHTWATER, SURREY HEATH, SURREY, GU18 5XS | £1,100,000 | 28/10/2022 | Detached |
| 44 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ | £745,000 | 18/10/2022 | Detached |
| 42 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TR | £600,000 | 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 |
| 64 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TR | £735,000 | 13/07/2022 | Detached |
| 35 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TR | £585,000 | 01/04/2022 | Detached |
| 134 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RW | £635,000 | 14/02/2022 | Detached |
| 202 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £775,000 | 31/01/2022 | Detached |
| MICHELET THE RIDGEWAY, LIGHTWATER, SURREY HEATH, SURREY, GU18 5XS | £735,000 | 05/11/2021 | 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 |
| 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 |

**Area average:** £706,000 (20 sales)

## Price vs local average

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

- **Local average:** £792,042 (12 Detached, GU18, 2024–2026)
- **Deviation:** -41.3%

## 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):** £1,291/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 |
|------|------|------|------|------|
| 3 Bed Detached House, Keswick Drive, GU18 | £1,900/mo | 3 | 0.51 miles | OpenRent |
| 3 Bed Semi-Detached House, Thorndown Lane, GU20 | £1,800/mo | 3 | 0.98 miles | OpenRent |

**Average rent: £1,850/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 20.9×
- **Monthly cashflow:** £-191/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).*

## Price per Square Metre

- **£/m²:** £5,054/m²

## Capital growth trend

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

- **5y growth:** 12.5%
- **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)

External Kitchen Kitchen/Dining Area Reception Room Dining Room Bedroom Bedroom Bedroom Bathroom Garden Garden Garden Studio

/ 13

Property details

Tenure

FREEHOLD

Floor area

92 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£450,000 Apr 2021

Price per m²

£5,054/m²

Local average

£792,042 (-41.3%)

Deprivation

Decile 9 (27,152 of 33,755)

Street crime

60 incidents within 1 mile (Apr 2026)

Key features

Entrance Hallway - Cloakroom - Kitchen/Breakfast Room
Living & Dining Room With Feature Fireplace
Master Bedroom - Modern Family Bathroom
Second Guest Bedroom - Third Bedroom/ Study
Quality Insulated External Studio With Shower Room
Set Back Position With Parking For Multiple Cars
Superb Rear Garden In Excess Of 100ft - Side Access
Access to Lightwater Village School & Hammond School
Access to M3, A30 & Mainline Stations
Character Home With Potential To Extend STPP

Additional details

Parking: Yes
Garden: Yes

Description

Property Description

Three bedroom detached character cottage boasting ample parking, rear garden and quality home office with independent access

Property Details

A most charming detached cottage, located in the sought-after Surrey village of Lightwater boasting, amongst its many features, a large rear garden and good
off road parking. .

Listed by

Lightwater

Leaders and Romans Group

Reference: 92868758

EPC Rating & Upgrade Cost

This certificate expired on 22/05/2024. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: B

Inspection date: 23/05/2014

Expiry date: 22/05/2024 (expired)

Current heating cost: £1,032/year

Potential heating cost: £555/year

Est. upgrade cost to C: £26,560

EPC E 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 (£800 - £1,200)
Low energy lighting for all fixed outlets (£60)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

EPC Graphs

EPC

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5277453

Property Details

Street: 196 Guildford Road

Town: LIGHTWATER

Postcode: GU18 5RL

Installation Details

Items: 2 windows

Certificate Issued: 03/12/2007

Work Completed: 12/11/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #13205296

Property Details

Street: 196 Guildford Road

Town: LIGHTWATER

Postcode: GU18 5RL

Installation Details

Items: 1 door

Certificate Issued: 29/10/2018

Work Completed: 13/09/2018

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

7% since 2017

Event	Date	Price	% change
Sold	15/04/2021 (5 years ago)	£450,000	+3.4%
Sold	14/12/2017 (8 years ago)	£435,000	+3.6%
Sold	28/04/2017 (9 years ago)	£420,000	—

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
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
HILLCREST THE RIDGEWAY, LIGHTWATER, SURREY HEATH, SURREY, GU18 5XS	£860,000	04/08/2023	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
OLD OAK BARN THE RIDGEWAY, LIGHTWATER, SURREY HEATH, SURREY, GU18 5XS	£1,100,000	28/10/2022	Detached
44 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ	£745,000	18/10/2022	Detached
42 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TR	£600,000	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
64 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TR	£735,000	13/07/2022	Detached
35 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TR	£585,000	01/04/2022	Detached
134 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RW	£635,000	14/02/2022	Detached
202 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL	£775,000	31/01/2022	Detached
MICHELET THE RIDGEWAY, LIGHTWATER, SURREY HEATH, SURREY, GU18 5XS	£735,000	05/11/2021	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
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

Area average: £706,000 (20 sales)

Capital growth trend

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

5y growth 12.5%

10y growth 11.8%

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: £1,291/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
Train station	Sunningdale	3.2 miles
University	Royal Holloway University	6.9 miles
University	Royal Holloway	6.9 miles
Hospital	Cobham Day Surgery	11.6 miles

Street-level crime

Category	Count
Violence and sexual offences	16
Anti-social behaviour	12
Other theft	11
Shoplifting	9
Criminal damage and arson	5
Public order	3
Other crime	2
Bicycle theft	1
Vehicle crime	1
Total incidents	60

Within 1 mile during Apr 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
3 Bed Detached House, Keswick Drive, GU18	£1,900/mo	3	0.51 miles	OpenRent
3 Bed Semi-Detached House, Thorndown Lane, GU20	£1,800/mo	3	0.98 miles	OpenRent

Average rent: £1,850/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 4.8%

Cost-to-rent ratio 20.9×

Monthly cashflow £-191/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).