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

## Property Details

| Key | Value |
|-----|-------|
| Address | 172 GUILDFORD ROAD, LIGHTWATER, LIGHTWATER, SURREY GU18 5RL |
| Price | £279,950 |
| Bedrooms | 2 |
| Last sold | £273,000 Jun 2008 |

## Description

A semi detached property with character situated in Lightwater with good access to the M3 and Lightwater village. Offered for sale with no onward chain. 

Two BedroomsLiving RoomDining RoomRefitted KitchenRefitted BathroomRear Garden in Excess of 125'

**Entrance Porch**

Covered with outside light, front door leading to:

**Entrance Hall**

Double radiator, stairs rising to first floor, ceiling light, dado rail, telephone point, door to:

**Dining Room**

3.56m x 3.33m maximum (11' 8" x 10' 11"maximum) 

With additional alcove storage, window, PVCu double glazed french windows leading to garden, feature fireplace with stone hearth, low voltage down lighting, double radiator, tv point, part glazed double doors leading to:

**Living Room**

3.96m into bay window x 3.23m maximum (13' into bay window x 10' 7"maximum)

Bay window, feature fireplace with wood burning stove and stone hearth, coved ceiling, tv point, double radiator, ceiling light, telephone point.

**Refitted Kitchen**

3.94m x 2.54m (12' 11" x 8' 4") 

Triple aspect with windows and PVCu double glazed french doors leading to rear of the property. Refitted with a range of eye and base level units, laminate roll-top worksurfaces, 'butler' style sink with hot and cold mixer tap, space for range cooker with stainless steel extractor hood above, part-tiled walls, low voltage down lighting, wood-effect vinyl flooring, built-in washing machine, built-in dryer, space for fridge/freezer, built-in dishwasher, telephone point.

**First Floor Landing**

Window, ceiling light, hatch to loft space, door to storage cupboard housing boiler and shelving, dado rail, coved ceiling, door to:

**Master Bedroom**

3.96m max. to fitted wardrobe x 3.35m maximum(13' max. to fitted wardrobe x 11' maximum) 

Built-in double wardrobes with hanging space and shelving, window, double radiator, coved ceiling, cast iron Victorian style feature fireplace, ceiling light, tv point, telephone point.

**Bedroom Two**

3.94m max. x 2.57m (12' 11" max. x 8' 5") 

Window, radiator, ceiling light, picture rail, fitted double wardrobes with sliding doors to hanging space and shelving, tv point.

**Refitted Bathroom**

Refitted with white four-piece suite of claw-foot rolltop bath with hot and cold mixer tap and shower attachment, shower cubicle with wall-mounted 'Aqualisa' power shower and part-tiled walls, low level flush wc, pedestal wash-basin with hot and cold taps and tiled splashback, heated towel rail, part-tiled walls, picture rail, window, low voltage downlighting, tiled flooring, door to airing cupboard housing water tank with shelving above.

**Front Garden**

Mainly laid to lawn, mature hedges, shingled area providing off street parking for several vehicles, side access to the rear of the property.

**Rear Garden**

Shingled area immediately to the rear, the remainder of the garden is mainly laid to lawn with hedge and tree borders, outside lighting, outside power point, summerhouse with hardstanding.

From our office in Lightwater, proceed north along Guildford Road. Continue through Lightwater village and past the post office. The property is located after some distance on the right hand side.

## Property Photos

- ![Picture 1](/listings/photos/18930764/324405) - Picture 1
- ![Picture 2](/listings/photos/18930764/324412) - Picture 2
- ![Picture 3](/listings/photos/18930764/324418) - Picture 3
- ![Picture 4](/listings/photos/18930764/324422) - Picture 4
- ![Picture 5](/listings/photos/18930764/324426) - Picture 5
- ![Picture 6](/listings/photos/18930764/324430) - Picture 6
- ![Picture 10](/listings/photos/18930764/324435) - Picture 10
- ![EPC](/listings/photos/18930764/324441) - EPC
- ![EPC](/listings/photos/18930764/324446) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 172 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £273,000 | 13/06/2008 | Terraced |
| 172 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £204,000 | 24/11/2003 | Terraced |

## 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 |
| 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 |
| 164 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £520,000 | 21/04/2023 | Semi-detached |
| 52 THE AVENUE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RG | £500,000 | 20/04/2023 | 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 |
| 73 THE AVENUE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RG | £399,950 | 02/09/2022 | Semi-detached |
| 71 THE AVENUE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RG | £412,000 | 05/08/2022 | Semi-detached |
| 67 THE AVENUE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RG | £467,000 | 15/07/2022 | 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 |
| 176 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £400,000 | 11/03/2022 | Semi-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 |

**Area average:** £486,850 (17 sales)

## Price vs local average

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

- **Local average:** £409,375 (4 Semi-detached, GU18, 2024–2026)
- **Deviation:** -31.6%

## 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:** 0.57% (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:** 6.9%
- **Cost-to-rent:** 14.6×
- **Monthly cashflow:** £313/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.6%

*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)