Wakatipu, Les Rouvets Road, Vale, GY6 8NH
Description
Under Offer with Sheppards. Wakatipu is an impressive family home that has been well maintained by the current owners. Set on approximately three quatres of an acre, the property offers a wealth of features, including a self contained wing, expansive garden, agricultural land and an outbuilding. Located in the parish of the Vale, Wakatipu enjoys an ideal, central location, with easy access to a wide range of local amenities, as well as the West Coast beaches. The ground floor of the main house comprises of an inviting ent
‹ Back to searchNot marked as sole agency on the original listing, so this property may also be marketed by other agents not captured in this data.
What the numbers on this listing say
- Across 150 sales in the last 24 months that this site could match to their own asking price, Guernsey property achieved a median 87.1% of asking. At that median this one would go for about £914,977 — a distribution, not a prediction for this property. See the full spread.
- New to this site 4 days ago. Little negotiating history has built up yet.
- Local Market. Local Market property requires residential qualification to occupy. How the two markets differ.
Assembled from this site's own record of the listing and the States of Guernsey sold-price register. It deliberately makes no recommendation and no valuation — it reports what is measurable and leaves the judgement to you.
What this purchase costs beyond the asking price
If this will not be your principal private residence — a second home or a buy-to-let — an additional 2% per band applies, taking the duty to £57,000. Advocates conventionally attribute 2.5% of the price to contents, which carries no duty; on that basis the figure would be about £34,884. The headline above deliberately assumes no such attribution, because understating it is the error that costs you money on completion. Bands are those published for real property conveyances — check the current rules on gov.gg or ask your advocate for the figure that actually applies. This site is not a tax adviser and takes no fee from anyone named on this page.
What it would cost each month
Starts from 5.10% — 5 year fixed rate up to 90% loan to value, published by SPF Private Clients (Channel Islands) Ltd and read by this site on 2026-08-23. See every rate they publish, or change the figure above. It is their published rate, not an offer to you: lenders apply their own income multiples and status checks. This site is paid nothing by any lender or broker and gives no advice. Document duty is calculated from the published band scale; everything else follows from the numbers you type.
Getting connected
Guernsey's copper telephone network is being retired at the end of 2026, and every property on the island is expected to be connectable to the fibre network. In practice that means a purchase completing now will be a fibre connection, and a landline-only arrangement will not survive the switch-off — worth settling before moving day rather than after it.
Three providers sell residential broadband here: Sure, JT, Airtel-Vodafone. Airtel-Vodafone was acquired by Sure in November 2024, so the market is more concentrated than three names suggest.
This site has no per-address availability feed and so makes no claim about the speed or price at this property — check with a provider against the actual address before you rely on it. No provider pays this site anything, and these are ordinary links, not referrals.
What would improving it be worth?
Value added is the extra floor area priced at £5,208/m² — the midpoint asking price per m² among 7 Vale properties currently for sale that publish a floor area. Cost uses real Guernsey build rates: £4,000–£6,000/m² new build and £2,000–£4,000/m² refurbishment, depending on quality. Net is against the mid rate. The last column is how often Guernsey actually grants that kind of application.
| Improvement | Value it might add | Likely cost | Net | Granted |
|---|---|---|---|---|
| Add a bedroom (single-storey extension) A modest double plus circulation, built new. ~14 m² |
£72,917 | £70,000 14 m² · mid spec new build range £56,000–£84,000 |
+£2,917 | 97% (1,510) |
| Loft conversion with a bedroom Works inside an existing roof, so it prices as refurbishment rather than new build — which is why it usually wins. ~20 m² |
£104,167 | £60,000 20 m² · mid spec refurb range £40,000–£80,000 |
+£44,167 | 97% (148) |
| Two-storey extension Roughly 14 m² on each of two floors. ~28 m² |
£145,833 | £140,000 28 m² · mid spec new build range £112,000–£168,000 |
+£5,833 | 93% (86) |
| Garage, annexe or outbuilding Detached space is worth less per m² than main-house floor area. ~18 m² |
£56,250 | £90,000 18 m² · mid spec new build range £72,000–£108,000 |
−£33,750 | 90% (738) |
Two things it cannot see. First, it prices floor area at the local average rate — it doesn't know your plot, your roof, your outlook, or whether an extension is physically possible; nor whether your street has a ceiling price that no amount of extending beats. Second, the rate comes from asking prices of other properties currently for sale, because Guernsey's sold register records no floor areas at all — so it reflects what sellers ask, not what buyers paid.
The obvious alternative method is worse, which is why it isn't used here: comparing a typical 3-bed with a typical 4-bed suggests a bedroom is worth around £430,000 island-wide. It isn't — a 4-bed is generally a bigger house on a bigger plot, so that figure measures the mix of what's for sale, not the value of adding a room.
Before spending anything, get a builder's quote and talk to an architect — who is actually filing applications shows which firms are active and how often their applications succeed.
Building work on this property
Architects with planning applications on file in the same parish as this property — not a claim any of them worked on this specific property, just a proximity signal:
Same estimate model this site uses on its planning pages (Channel Islands-adjusted UK cost ranges) — a rough starting point, not a quote. Always get quotes from a Guernsey builder before budgeting.
See also all Guernsey property professionals — architects, surveyors, mortgage brokers and trades.
Sale history
| Sale date | Price | At 2026 prices | Address on register |
|---|---|---|---|
| 2024-06-20 | £970,125 | £994,658 +3% | WAKATIPU RUE MAINGUY VALE was MANSFIELD |
Matched by house name/street and parish against the States of Guernsey property register — not a unique-ID lookup, so a shared house name could span more than one property. The "2026 prices" column carries each price forward at the island-wide repeat-sales index — it is what that sum of money would be at today's market level, not a valuation of this property, and it takes no account of the condition it was in then or any work done since.
Planning history
| Application | Description | Status |
|---|---|---|
| FULL/2025/1521 | Erect two storey and single storey extension to east (rear) elevation, erect porch, dormer windows and rooflight to west (front) elevation a… | Granted Full record Decision notice (PDF) |
| FULL/2025/0489 | Change of use of agricultural land to domestic garden (574sqm), erect 1.5 storey detached outbuilding/garage to north boundary, install hard… Worked on by: JM Design Limited | Granted Full record Decision notice (PDF) |
Matched by house name/street and parish against Guernsey planning applications decided between 25 Aug 2021 and 2 Jul 2026 — coverage is partial and not a unique-ID lookup. No bare decision date is available in this data, so the application number (which embeds its year) is shown instead. Where a "Worked on by" name appears, it's a known architect or surveyor cross-referenced by the same application number — worth a call before commissioning a fresh survey.
Search full planning history for this address (live, back to 2009)
Estimated cost of live planning permissions
Guernsey planning permissions lapse 3 years after grant if unbuilt; these applications fall inside that window and were not refused, so they are presumptively still capable of being implemented.
- FULL/2025/1521 — Single-storey extension
£56,250–£93,750Erect two storey and single storey extension to east (rear) elevation, erect porch, dormer windows and rooflight to west… - FULL/2025/0489 — Garage / outbuilding / annexe
£31,250–£56,250Change of use of agricultural land to domestic garden (574sqm), erect 1.5 storey detached outbuilding/garage to north bo…
The work type shown is inferred automatically from the wording of the planning application's own description — it isn't stated by the applicant. The base cost range comes from published UK national renovation/build-cost guides for that type of project, and a ~25% uplift has been added to reflect higher shipping/import and skilled-labour costs in the Channel Islands — this is an estimate, not a published index. These figures are indicative only, not a quote: actual cost depends on specification, finish, ground conditions and the contractor. For anything serious, get a quote from a local quantity surveyor or builder.
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