Model valuation£417,0008 Busby Close
Local market context
The Coach House, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
3 sales on record3 planning records
Estimated value
£861,000
- Since the 2023 sale (£895,000)-4%
- Against RH11 9AF's recent median (£422,000)+104%
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
Semi-detached
Bedrooms
4
Floor area
191 m²
2056 sq ft
Energy rating
D
Score 62
Council tax
Band F
Tenure
Owner Occupied
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
£861,000
- Against its 2023 sale (£895,000)-4%
- Against RH11 9AF's recent median (£422,000)+104%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The Coach House is modelled from its 191 m² EPC floor area, its 3 recorded sales 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
191 m² from the EPC lodged in June 2016
Sales of this home
3 sales recorded, the latest in 2023
Recent sales in RH11 9AF
5 sales, median £422,000 (2025–2006)
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 | 1 of 3 applications | 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.
Latest sale on The Coach House was the highest on Land Registry record across the postcode.
Sales timeline
15 November 2023Most recent
£895,000
+86.5%over 12 years20 April 2011
£480,000
+33.3%over 7 years19 December 2003
£360,000
Median price across the last 5 sales in RH11 9AF: £422,000 (2025–2006).
Nearby sales in RH11 9AF
Gate Lodge, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
Sold Mar 2025
£422,000Cedar Cottage, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
Sold Dec 2019
£265,000Middle House, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
Sold Dec 2019
£710,000Badgers 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 The Coach House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Coach House is a four-bedroom semi-detached house in Pease Pottage, Crawley, Crawley (RH11 9AF). It has a recorded floor area of 191 m² (around 2056 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (June 2016) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in April 2010 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Very Good and lighting went from Good to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 74). Main heating runs on oil. The latest certificate is from June 2016, so improvements made since then won't be reflected.
Across 2003–2023, sale prices on this property compounded at 4.7% per year. On a £-per-square-foot basis, the last sale (£435/sq ft) was about 168% above the typical sold price in the postcode. 3 planning records sit against the property, 0 approved, 0 refused. Last sale on file: £895,000 in November 2023.
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
Before you decide
Everything you need to know about The Coach 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.
The Coach House's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 06 Jun 2026
Current Certificate(1 of 2)
Jun 2016
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 6 June 2026
Property Improvements
Changes detected from historical EPC data
Jun 2016from Apr 2010
EPC improved fromE43toD62
Walls
Very PoorVery Good
Wall insulation improved
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Low Energy Lighting
50%100%
More low energy lighting installed
Planning history
Applications and permits filed against The Coach House, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF, sourced from the PlanIt planning register.
3 applications on record at The Coach House, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF
3decisions2extensions16documents1nearby
Flagged:Retrospective
- Jul 2003ConversionAmendmentOutcome in report
Use of each property (Garage Cottage and Stable Flat) as a separate residential dwelling unit for a continuous period
Retrospective- Reference
- 03/00626/LDC
- More recent applications — locked
- ExtensionJun 2019Decision
- ConservatorySept 2008Decision
Unlock The Coach House, Tilgate Forest Lodge, Brighton Road, Pease Pottage, Crawley, RH11 9AF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 1 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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.
Price per m² for The Coach House runs comfortably ahead of the street norm.
Price per m²
£4,686
Street avg £2,232
Floor Area
191 m²
Street avg 216 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
7.0 t/year
Street avg 10.8 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
Late 20th centurySemi-Detached HouseEPC DNo mains gas
Because the property has no mains gas supply, 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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Start your researchHow to read this page
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 The Coach House is modelled from its 191 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for The Coach 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 The Coach House was lodged in June 2016 at band D and expired in June 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. 3 applications are matched to The Coach 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
- The Coach House 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.
Common questions
The questions buyers, sellers and homeowners most often ask about The Coach 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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