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The Send property market demonstrates remarkable resilience and growth, with house prices increasing by 22% over the past twelve months according to Rightmove data. This substantial rise places Send among the stronger performing village markets in the Guildford area, reflecting both the enduring appeal of Surrey countryside living and the limited supply of quality homes in this sought-after location. The current average sold price of £788,553 based on Zoopla data, combined with the Rightmove average of £871,401, indicates active market conditions with properties commanding competitive prices when they come to market.

Property types in Send cater primarily to families and professionals seeking generous living spaces, with detached homes averaging £1,113,909 and representing the majority of premium transactions in the area. Semi-detached properties offer more accessible entry points at around £589,143, while terraced homes in the village centre provide further affordable options from approximately £440,000. This diversity in housing stock ensures that buyers across different budget ranges can find appropriate accommodation, though competition for well-presented homes at realistic prices remains consistently strong throughout the year.

Price trends in Send show the village has not only recovered from any previous market softness but has exceeded prior peaks, sitting 4% above the 2023 peak of £837,658. This sustained upward trajectory reflects the fundamental appeal of the Send location, where limited new development combines with persistent demand from buyers attracted to the village lifestyle. Properties in good condition with realistic pricing typically achieve sales within weeks of listing, while those requiring work or priced optimistically may experience longer marketing periods in the competitive market.

Send embodies the classic Surrey village character, offering residents a peaceful lifestyle within easy reach of Guildford's comprehensive amenities. The village centre features a traditional pub, local shop, and community facilities that serve the immediate population while maintaining the intimate scale that distinguishes Send from larger settlements. The surrounding countryside provides extensive opportunities for walking, cycling, and outdoor recreation, with the River Wey Navigation offering scenic routes towards Guildford and beyond for both residents and visitors alike.

The community atmosphere in Send appeals particularly to families and those seeking a slower pace of life without complete isolation from urban conveniences. Local events and village activities create opportunities for neighbours to connect, fostering the strong community spirit that characterizes traditional English village living. The proximity to the A3 provides road connections to London and the coast, while the wider Guildford area offers comprehensive retail, dining, and entertainment options within a short drive. Residents of Send enjoy the best of both worlds: the tranquility of rural Surrey and the accessibility of one of the South East's most prosperous towns.

The River Wey Navigation towpath provides one of Send's most treasured local amenities, offering a traffic-free route for walking and cycling that connects the village to the wider Guildford area. This waterway has been a navigable route since the 17th century and today provides a scenic backdrop for daily exercise and weekend adventures alike. The surrounding countryside includes farmland and woodland that forms part of the Surrey Hills Area of Outstanding Natural Beauty, ensuring that residents have extensive green spaces to explore right on their doorstep.

Families considering a move to Send benefit from access to a strong selection of schools within the Guildford area, with options ranging from popular primary schools to respected secondary schools and sixth form colleges. Guildford itself hosts several well-regarded secondary schools, including grammar schools that consistently achieve strong academic results and attract students from across the surrounding villages. Primary education in the nearby area includes village schools that serve their local communities with dedicated teaching and supportive learning environments, making Send an attractive location for parents at all stages of family formation.

The quality of local education significantly influences property values throughout the Send and Guildford area, with catchment areas playing an important role in determining which properties appeal most to families with school-age children. Parents researching properties in Send should carefully consider school admission criteria and catchment boundaries, as competition for places at popular schools can be intense. Several independent schools in the broader Surrey area provide additional educational options for families seeking alternative approaches to their children's education, with transport arrangements commonly managed by families living in the village.

Guildford's secondary schools serve students from across the surrounding villages including Send, with many families factoring school admissions policies into their property search decisions. The admission process for Surrey schools operates on a catchment-based system, meaning that proximity to popular schools can command a premium in the local property market. Parents are advised to verify current catchment boundaries with Surrey County Council and to consider how these might affect their children's school placements before committing to a property purchase.

Send benefits from excellent road connections that make car travel the primary mode of transport for most residents. The A3 trunk road runs nearby, providing direct access to Guildford to the west and connections to the M25 at Wisley to the east, creating straightforward routes towards central London and the wider motorway network. This positioning makes Send particularly attractive to commuters who work in London but prefer the space and character of village living, with journey times to the capital manageable for those with flexible working arrangements or access to train services.

Rail services from Guildford station offer frequent connections to London Waterloo, with journey times of approximately 35-45 minutes making regular commuting feasible for those required to travel to the capital. Guildford station also provides services to the south coast and Reading, expanding travel options for residents who need to reach employment centres beyond London. Local bus services connect Send with Guildford and surrounding villages, though the frequency and coverage of services mean that car ownership remains common among Send residents. Cycling infrastructure in the area continues to improve, with quiet country lanes making cycling a pleasant option for shorter journeys when weather permits.

For commuters working in Guildford itself, the journey from Send typically takes around 15-20 minutes by car, making reverse commuting a practical option for those who prefer to avoid the pressures of London-based employment. The A3 provides quick access to other employment hubs including Woking and Leatherhead, while the nearby M25 opens up wider travel possibilities across the Greater London area. Weekend travel to the coast, whether for leisure or a change of scenery, is straightforward via the A3 south towards Portsmouth or the A31 towards the Hampshire countryside.

The Send property market features predominantly detached and semi-detached family homes, reflecting the village's residential character and generous plot sizes that characterize Surrey village living. Detached properties command the highest prices in the area, with the average achieving over £1.1 million, indicating strong demand from buyers seeking the privacy, space, and status that detached homes offer. Many of these properties date from the mid-20th century onwards, with architectural styles ranging from traditional English country houses to more contemporary designs that have been added to the village over time.

Semi-detached homes provide a more accessible entry point to the Send market at around £589,143 on average, offering families good-sized accommodation with gardens without the premium associated with fully detached properties. These homes typically feature practical layouts suitable for modern family life while retaining character that appeals to buyers seeking traditional village aesthetics. Terraced properties from approximately £440,000 represent the most affordable option within Send itself, though these homes offer less outdoor space than their larger counterparts and can experience competition from similar-priced properties in nearby villages.

Period properties with original features appeal to buyers seeking traditional English architecture, though the village does not have a concentration of historic listed buildings that dominates the housing stock. Most residential development in Send occurred during the latter half of the 20th century, creating a housing stock that includes properties ranging from post-war homes to more recent additions. Flats and apartments are relatively scarce in Send itself, with the village's residential character meaning that most housing stock consists of houses rather than higher-density residential units.

Properties in Send encompass a range of ages and construction styles, reflecting the village's organic growth over several decades. Buyers should pay particular attention to the condition of roofs, windows, and plumbing systems in older properties, as maintenance costs can accumulate quickly if these elements require attention. The rural setting means that some properties may have larger gardens or land holdings that require ongoing maintenance, a factor that should be weighed against the benefits of additional outdoor space when considering overall purchase costs.

Flood risk awareness remains important for any property purchase in Surrey, with properties near water courses requiring careful assessment of any historical flooding and the adequacy of existing drainage systems. Buyers should review Environment Agency flood maps and discuss any concerns with their surveyor during the inspection process. Planning restrictions in the village and surrounding countryside may affect what modifications or extensions are possible on any property you purchase, making it advisable to contact Guildford Borough Council planning department for guidance on specific properties or locations.

The proximity to the River Wey Navigation increases the appeal of certain Send properties but also warrants attention to flood risk considerations. Properties situated closer to the waterway should be subject to thorough flood risk assessments during the conveyancing process, with buyers satisfied that appropriate buildings insurance will be available at reasonable cost. Garden maintenance is another practical consideration, with the generous plot sizes common in Send requiring either personal time investment or budget for professional garden care throughout the year.

Purchasing a property in Send involves several costs beyond the advertised purchase price, with Stamp Duty Land Tax representing one of the most significant additional expenses for most buyers. The current SDLT thresholds apply 0% tax on the first £250,000 of value, 5% between £250,001 and £925,000, 10% between £925,001 and £1.5 million, and 12% on any amount exceeding £1.5 million. Given that average detached properties in Send exceed £1.1 million, many buyers should budget for SDLT liability at the 10% rate on the portion of price above £925,000, creating a substantial additional cost that must be accounted for in financial planning.

First-time buyers purchasing properties in Send may be eligible for relief that raises the zero-rate threshold to £425,000 for properties up to £625,000, providing savings of several thousand pounds compared to standard rates. However, with most properties in Send priced significantly above £625,000, first-time buyer relief will have limited application in this village market. Beyond SDLT, buyers should budget for solicitor fees typically ranging from £800 to £2,500 depending on complexity, survey costs of £350 to £600 for a standard RICS Level 2 survey, and removal costs that vary based on distance and volume of belongings. Mortgage arrangement fees, valuation fees, and land registry registration charges complete the typical buying cost package for properties in this part of Surrey.

For a typical detached family home in Send at the average price of £1,113,909, a standard buyer would pay SDLT of approximately £21,390 on the portion between £925,000 and £1,113,909, in addition to any SDLT on the first £925,000. This means total SDLT for such a property would be around £21,390 before considering any first-time buyer relief. Working with a fee-free mortgage broker can help manage arrangement fees, while comparing conveyancing quotes ensures competitive solicitor rates for the legal work required to complete your Send purchase.