Over a million, and that's the middle of the market. Most of what sells is detached. Hardly any homes are in the cheap council-tax bands. Prices across the wider area have dipped over the year. The dip is real, but it started from a very great height.
The Land Registry recorded 12 sales in West Horsley in the year to mid-December 2025, at a median of £1,143,750. Nine of those twelve were detached houses, with a median of £1,250,000, so the headline figure is mostly describing one kind of home. With only a dozen sales, one big house more or less can move the median. With a market that thin, the buyers mostly know each other before they've met.
The published house-price index for the wider area put the average at about £522,000 in May 2026, down about 6% on a year earlier. Flats fell further, by about 8%, to an average of about £266,000. Over five years the same index is still up about 11%, so the past year has taken back about half of that rise. Neither figure is about West Horsley's own streets. The index covers a much bigger and cheaper area, and in a village with this few sales it shows the direction of the market and nothing more precise. Anyone pricing a West Horsley house off last year's peak is negotiating with a market that has since moved.
Council tax goes the same way as the prices. Band G is the most common band here, and only 2% of homes are in bands A or B. A band D bill comes to about £2,550 a year and band H to about £5,100. It's worth checking the band for the actual house on the valuation list, because extensions on older cottages don't always line up with the band they were given decades ago.
Guildford Borough puts its typical private rent at about £1,720 a month as of April 2026, up about 6% on the year. That is an average across the whole borough from the Office for National Statistics index, not the typical asking rent for a West Horsley house. Across the borough it works out at about £1,170 a month for one bedroom, £1,520 for two, £1,840 for three and £2,510 for four or more. There are no borough figures for studios or rooms, and West Horsley isn't the place to look for one anyway.
The Office for National Statistics models household income for the wider area at about £89,000 a year before tax for the financial year to March 2023, or about £59,000 after tax. That is a comfortable income almost anywhere in England. Here it still leaves a seven-figure median a long way off unless the buyer has equity from a previous sale. Most of the people buying here are trading up, and their first rung was somewhere else.
The 2021 Census shows what the stock looks like from inside: 53% of households have four bedrooms or more, 34% have three, 10% have two and 3% have one. One-bedroom homes are about as common here as somebody on the village's list of notable residents who isn't famous. Downsizers and first-time buyers both have a short search.
West Horsley is one of the poorest-value places to buy in its area, and the year's dip has done very little to change that. The houses are large and the price matches the size.