Model valuation£417,0008 Busby Close
Local market context
Middle House, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
Estimated value
£851,000
- Since the 2019 sale (£710,000)+20%
- Against RH11 9AF's recent median (£480,000)+77%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
4
Floor area
406 m²
4370 sq ft
Energy rating
E
Score 39
Council tax
Band G
Tenure
Private Rental
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
£851,000
- Against its 2019 sale (£710,000)+20%
- Against RH11 9AF's recent median (£480,000)+77%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Middle House is modelled from its 406 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH11 9AF. 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
406 m² from the EPC lodged in December 2018
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in RH11 9AF
5 sales, median £480,000 (2025–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Middle House valuation sits well clear of the typical sold price in this postcode.
Sales timeline
9 December 2019Most recent
£710,000
Median price across the last 5 sales in RH11 9AF: £480,000 (2025–2010).
Nearby sales in RH11 9AF
Gate Lodge, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
Sold Mar 2025
£422,000The Coach House, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
Sold Nov 2023
£895,000Cedar Cottage, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
Sold Dec 2019
£265,000Badgers End, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
Sold Dec 2010
£600,0002 New Cottages, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
Sold Aug 2006
£372,500
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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About Middle House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Middle House is a four-bedroom mid-terrace house in Pease Pottage, Crawley, Crawley (RH11 9AF). It has a recorded floor area of 406 m² (around 4370 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (December 2018) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in January 2010 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average, window efficiency went from Very Poor to Good and lighting went from Good to Very Good; while hot-water efficiency dropped from Good to Poor and main heating dropped from Average to Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on oil. Other recorded features include a basement. Period features are noted in the property record.
At 406 m² the property is well over the postcode median (170 m² across 8 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £851,000 is 19.9% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£162/sq ft) was about 29.8% below the postcode norm. Last sale on file: £710,000 in December 2019.
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
- EnsuiteYes
- StudyYes
- BasementYes
Outside
- Private gardenYes
- GarageDouble
Building
- Period featuresYes
Before you decide
Everything you need to know about Middle House
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Middle House's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 4)
Dec 2018
EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Good
CO2 Emissions
22.0 t/year
Occupancy
Rented
Certificate validity
Valid until 11 December 2028
Property Improvements
Changes detected from historical EPC data
Jan 2010from Jan 2010
Hot Water
SolarMain System
Hot water system changed
Renewable Energy
Solar HWSolar PV
Solar PV added
Nov 2017from Jan 2010
Hot Water
AveragePoor
Hot water efficiency decreased
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Dec 2018from Nov 2017
EPC improved fromF22toE39
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
40%100%
More low energy lighting installed
Planning history
Applications and permits filed against Middle House, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF, sourced from the PlanIt planning register.
Middle House has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Tilgate Forest Lodge homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, Middle House stands well clear of the street.
Price per m²
£1,749
Street avg £2,820
Floor Area
406 m²
Street avg 189 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
22.0 t/year
Street avg 8.9 t/year
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.
Crime
484/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
The Home Farm — bus stop.
Closest school
1.4 km
Handcross Primary School. 4 schools nearby.
Nearest schools
- Handcross Primary SchoolPrimary1.4km
- Woodgate Primary AcademyPrimary1.5km
- Broadfield Primary AcademyPrimary2.9km
- Seymour Primary SchoolPrimary3.0km
Nearest stops
- The Home FarmBus stop230m
- Tilgate Forest RowBus stop310m
- Yewtree CottagesBus stop484m
- The StablesBus stop627m
Most reported crime locally
- Violence & Sexual Offences2,759 reports36%
- Anti-social Behaviour1,365 reports18%
- Shoplifting964 reports12%
- Public Order559 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around RH11 9AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.5dB
Night-time· 23:00 – 07:00
49.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraMid-Terrace HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Middle House is modelled from its 406 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH11 9AF. 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. 1 sale is recorded for Middle House. 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 Middle House was lodged in December 2018 at band E and is valid until December 2028. 4 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 Middle House. 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 4 schools and 30 stops listed are measured in a straight line from RH11 9AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Middle House is in council tax band G. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Middle House, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF. Each answer is also embedded as structured data for search engines.
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Keep exploring
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