Some, and it sits close to the water. Only a small part of the village is in the river flood zones. About one postcode in nine rates high on at least one flood measure. The last recorded river flood was decades ago. Most streets are low risk, a few carry real risk, and the listing won't say which.
In the Environment Agency's river-and-sea flood zones, about 5% of Send's postcodes are in zone 2 and about 1% in zone 3. The two zones don't overlap. Zone 3 is the higher-probability band next to the water, and zone 2 is the medium-probability fringe beyond it, which is why zone 2 can be the bigger number without containing zone 3. With the River Wey, the old sandpits and Papercourt Lake all nearby, the zones follow the water, not the whole village.
Surface water isn't counted in those zones. It comes from rain with nowhere to go, not from a river overtopping, and it can affect streets that no river map would flag. It's included in the postcode-level indicators below, which is why those numbers are larger. Treat them as a separate measure, not a correction to the zones.
With the Environment Agency's allowance for a changing climate applied, the share of postcodes in the flood zones rises to about 7%. That's a forward-looking modelled extent, not a prediction for any particular house, and it's the version a buyer planning to stay a couple of decades should read.
Insurers price by address, not by village average. A house on the fringe of a zone can get a quote that looks nothing like the one for the house two roads further from the Wey. A home in a higher-risk spot can cost more to insure, or come with a bigger excess. Find out before an offer, not after the survey.
Counting every postcode, and taking the worst rating on at least one flood measure including surface water, about 11% rate high, 18% medium and 36% low. These bands overlap with the river-and-sea zones and mustn't be added to them. They're the broadest view of where water of any kind might go.
The Environment Agency's rivers-and-sea mapping counts properties as well as postcodes. Across the 17 postcodes carrying some river or sea risk, there are 523 properties. Six are at high risk, 23 at medium, 90 at low and two at very low. Only one of the high-risk properties is residential. Postcodes with no river or sea risk don't appear in that count at all.
In the Environment Agency's modelled flood extents, about 2% of postcodes fall in the high-risk area with no defence in the model, and none fall in it with a defence present. "Defended" would only mean a defence exists in the model, never that a house is safe. In Send, the question doesn't arise: the few high-risk postcodes have nothing modelled between them and the water. The records say the same. Of six recorded flood events, the latest was in December 1968, from the main river, when the channel's capacity was exceeded with no raised defences.
The nearest tide gauge is at Portsmouth, where sea level rose by about 2 millimetres a year over the record from 1962 to 2023. That's a measured historic rate, not a forecast, and for an inland village on the Wey it's background, not the main risk.
For any specific house here:
- Put the exact address into the Environment Agency's long-term flood risk service, and check both rivers and surface water.
- Get an indicative buildings insurance quote before instructing a solicitor.
- Ask the seller in writing about any past flooding and flood-related insurance claims.
- Ask the surveyor to note the property's position relative to the River Wey and any low ground around it.
Send's flood risk is middling. Most of the village is dry on every map, and the exposure is real but confined to the homes nearest the water. Checking the specific address settles it.