2 Watts Lea, Horsell Birch, Horsell, Woking, GU21 4XQ
About 2 Watts Lea
2 Watts Lea is a four-bedroom detached house in Horsell, Woking, Woking (GU21 4XQ). It has a recorded floor area of 132 m² (around 1422 sq ft), construction records dating it to 1996-2002 and council tax band G. The latest certificate (September 2010) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 70). The latest certificate is from September 2010, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history. The home occupies a corner plot and a cul-de-sac position.
6 planning records sit against the property, 3 approved, 3 refused. Past consents include tree works, meaningful when judging how the property has evolved. Across 1997–2016, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £845,000 is 12.7% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£528/sq ft) was about 90.1% above the typical sold price in the postcode. Last sold in March 2016, so it's been off the market for around 10 years.
Know exactly what you're buying at 2 Watts Lea
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms4
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenSouth-facing
- GarageDouble
- Corner plotYes
- Cul-de-sacYes
Building
- Previously extendedYes
Energy performance
2 Watts Lea's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Sept 2020
EPC Rating
Planning history
A a single-storey rear extension application was refused at 2 Watts Lea in 2024.
- Mar 2024DemolitionOutlineIn report
Extension: Single storey · Rear of property
Erection of a single storey rear extension following demolition of existing conservatory.
- Agent
- Stella Kordista Architecture Workshop
Extension- Documents
- 9 docs on file
- Reference
- PLAN/2024/0076
- Mar 2024Tree WorksTreesIn report
4 x Oak (T4 - T7) - Crown lift by 4m. Crown thin up to 20%. (Works subject to TPO 626/0467/1996)
- Documents
- 6 docs on file
- Reference
- TREE/2024/8036
We flagged 2 things worth checking at 2 Watts Lea
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
- A planning decision worth checking
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Sales history & valuation
2 Watts Lea has more than tripled in price since its earliest registered sale in 1997.
£845,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.5% per year over 19 years.
£750,000
Growth on file: 6.5% per year over 19 years.
Sales timeline
29 March 2016Most recent
£750,000
+226.2%over 18 years19 May 1997
£229,950
Median price across the last 4 sales in GU21 4XQ: £359,975 (2021–1997).
Everything we know about 2 Watts Lea, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
- A planning decision worth checking
Similar properties nearby
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Tresta Walk — bus stop.
Closest school
0.6 km
Sythwood Primary and Nursery School. 16 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
46.6dB
Night-time· 23:00 – 07:00
37.4dB