The Willows, Acacia Road, Staines Upon Thames, TW18 1BY
About The Willows
The Willows is a detached house in Staines Upon Thames (TW18 1BY). It has a recorded floor area of 113 m² (around 1216 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (February 2018) shows a D (score 58), a step below the typical UK home. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 113 m² it sits well below the postcode median (169 m² across 9 EPCs), making it one of the more compact homes locally. 4 planning records sit against the property, 3 approved, 1 refused.
Know exactly what you're buying at The Willows
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
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
A recent planning application at The Willows was refused — worth checking the council file.
- Aug 2022FullIn report
Retention of existing cattery and associated 9 pens and the isolation shed on a permanent basis (As shown on: ex PL1; ex PL2; ex ELV3; pr WD4; D&A 5a; D&A 5b received 26.06.2022)
- Agent
- Spacetobuild
Retrospective- Documents
- 13 docs on file
- Reference
- 22/00903/FUL
- Jun 2022FullIn report
Proposed for an additional of 5 walk-in style pens (cattery)
- Agent
- Spacetobuild
- Documents
- 16 docs on file
- Reference
- 22/00626/FUL
We flagged 2 things worth checking at The Willows
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.
- Signs of HMO activity in the area
- Environmental risk flagged
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Sales history & valuation
The Willows has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£729,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in TW18 1BY: £770,000 (2024–2020).
Nearby sales in TW18 1BY
4 Acacia Road, Staines Upon Thames, TW18 1BY
Sold Apr 2024
£825,0006 Acacia Road, Staines Upon Thames, TW18 1BY
Sold Mar 2023
£826,000Bidart, Acacia Road, Staines Upon Thames, TW18 1BY
Sold Jan 2023
£470,000Brookside, Acacia Road, Staines Upon Thames, TW18 1BY
Sold Feb 2022
£770,000Broad View, Acacia Road, Staines Upon Thames, TW18 1BY
Sold Dec 2020
£592,000
Everything we know about The Willows, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Environmental risk flagged
Versus other Acacia Road homes
On habitable rooms, The Willows runs well behind the street norm.
EPC Rating
58 (D)
Street avg 62 (D)
Floor Area
113 m²
Street avg 173 m²
CO₂ Emissions
5.4 t/year
Street avg 6.7 t/year
Habitable Rooms
4 rooms
Street avg 6 rooms
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
8/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Worple Road — bus stop.
Closest school
0.5 km
The Matthew Arnold School. 14 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
53.4dB
Night-time· 23:00 – 07:00
44.8dB