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7 Blackwater Lane, Crawley, RH10 7RL

Extendable

Estimated value

£678,000

  • Since the 2016 sale (£520,000)+30%
  • Against RH10 7RL's recent median (£600,000)+13%

Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Floor area
140 m²
1507 sq ft
Energy rating
D
Score 68
Council tax
Band F
Tenure
Freehold
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£678,000

  • Against its 2016 sale (£520,000)+30%
  • Against RH10 7RL's recent median (£600,000)+13%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 7 Blackwater Lane is modelled from its 140 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH10 7RL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    140 m² from the EPC lodged in March 2016

  • Sales of this home

    2 sales recorded, the latest in 2016

  • Recent sales in RH10 7RL

    5 sales, median £600,000 (2026–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

7 Blackwater Lane valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 3 October 2016Most recent

    £520,000

    +20.2%over 1 year

  2. 21 October 2014

    £432,500

Median price across the last 5 sales in RH10 7RL: £600,000 (2026–2017).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

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Overview

About 7 Blackwater Lane

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

7 Blackwater Lane is a four-bedroom detached house in Crawley (RH10 7RL). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to 1967-1975 and council tax band F. Tenure is freehold. The latest certificate (March 2016) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2014. Between certificates, roof efficiency went from Poor to Good, hot-water efficiency went from Average to Good and lighting went from Average to Good. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from March 2016, so improvements made since then won't be reflected. Other recorded features include attached land beyond the plot. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.

Across 2014–2016, sale prices on this property compounded at 9.9% per year. Today's modelled estimate of £678,000 is 30.4% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£345/sq ft) was about 27.6% above the typical sold price in the postcode. 10 years since the last transfer (October 2016).

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms4
  • Dining roomYes
  • StudyYes

Outside

  • Private gardenYes
  • GarageYes
  • LandYes

Building

  • TenureFreehold
  • Previously extendedYes
  • Extension potentialPossible
Before you decide

Everything you need to know about 7 Blackwater Lane

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 21 Mar 2026

Current Certificate(1 of 2)
Mar 2016

EPC Rating

A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 21 March 2026

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Mar 2016from Feb 2014
Hot Water
Main (No Stat)Main System

Hot water system upgraded

Roof
PoorGood

Roof insulation improved

Low Energy Lighting
27%50%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 7 Blackwater Lane, Crawley, RH10 7RL, sourced from the PlanIt planning register.

7 Blackwater Lane has no planning applications on record.

A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.

On the street

Versus other Blackwater Lane homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 7 Blackwater Lane runs comfortably ahead of the street norm.

Price per m²

£3,714

Street avg £3,380

Above

Floor Area

140 m²

Street avg 149 m²

On par

Habitable Rooms

6 rooms

Street avg 7 rooms

On par

CO₂ Emissions

4.8 t/year

Street avg 5.2 t/year

Above
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Crawley district page.
Full Crawley report

Rail-style transport is unusually close for this postcode.

Crime

598/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Worth Road — bus stop.

Closest school

0.7 km

Pound Hill Junior School, Crawley. 16 schools nearby.

Nearest schools

  • Pound Hill Junior School, CrawleyPrimary680m
  • Pound Hill Infant AcademyPrimary698m
  • Maidenbower Infant School and NurseryPrimary760m
  • Maidenbower Junior SchoolPrimary821m

Nearest stops

  • Worth RoadBus stop54m
  • Hillcrest CloseBus stop120m
  • Ashurst DriveBus stop261m
  • Burleys RoadBus stop283m

Most reported crime locally

  • Violence & Sexual Offences3,247 reports34%
  • Anti-social Behaviour1,692 reports18%
  • Shoplifting986 reports10%
  • Public Order886 reports9%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RH10 7RL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RH10 7RL

Daytime· 07:00 – 23:00

51.8dB

Low
Night-time road noise heatmap for RH10 7RL

Night-time· 23:00 – 07:00

41.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryDetached BungalowFreeholdEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £895 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£650k

1 Ashurst Drive

RH10 7FS

4 bed
£618k

1 Adelphi Close, Maidenbower

RH10 7HA

4 bed2 bath
£567k

1 Aldwych Close, Maidenbower

RH10 7HE

4 bed
£550k

1 Athelstan Close, Worth

RH10 7RB

4 bed
£495k

1 Aveling Close, Maidenbower

RH10 7UR

4 bed
£493k

1 Baldwin Close, Maidenbower

RH10 7JA

4 bed
£687k

1 Birchwood Close, Maidenbower

RH10 7LE

5 bed
£350k

1 Bellamy Road, Maidenbower

RH10 7LW

4 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 7 Blackwater Lane is modelled from its 140 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH10 7RL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 7 Blackwater Lane. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 7 Blackwater Lane was lodged in March 2016 at band D and expired in March 2026, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 7 Blackwater Lane. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from RH10 7RL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
7 Blackwater Lane is in council tax band F. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 7 Blackwater Lane, Crawley, RH10 7RL. Each answer is also embedded as structured data for search engines.

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