Model valuation£417,0008 Busby Close
Local market context
25 Horsham Road, Pease Pottage, Crawley, RH11 9AW
3 sales on record6 planning records
Estimated value
£592,000
- Since the 2012 sale (£335,000)+77%
- Against RH11 9AW's recent median (£490,000)+21%
Newest record on this page: February 2026. 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
150 m²
1615 sq ft
Energy rating
C
Score 76
Council tax
Band E
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
£592,000
- Against its 2012 sale (£335,000)+77%
- Against RH11 9AW's recent median (£490,000)+21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Horsham Road is modelled from its 150 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RH11 9AW. 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
150 m² from the EPC lodged in July 2012
Sales of this home
3 sales recorded, the latest in 2012
Recent sales in RH11 9AW
5 sales, median £490,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 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.
25 Horsham Road saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
25 October 2012Most recent
£335,000
+34.0%over 2 years14 December 2009
£250,000
+12.9%over 2 years9 August 2007
£221,500
Median price across the last 5 sales in RH11 9AW: £490,000 (2026–2022).
Nearby sales in RH11 9AW
3 Horsham Road, Pease Pottage, Crawley, RH11 9AW
Sold Feb 2026
£730,00025a, Horsham Road, Pease Pottage, Crawley, RH11 9AW
Sold Dec 2025
£442,50031 Horsham Road, Pease Pottage, Crawley, RH11 9AW
Sold Jun 2024
£405,00033 Horsham Road, Pease Pottage, Crawley, RH11 9AW
Sold Oct 2022
£534,00017 Horsham Road, Pease Pottage, Crawley, RH11 9AW
Sold May 2022
£568,000
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 25 Horsham Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Horsham Road is a four-bedroom semi-detached house in Pease Pottage, Crawley, Crawley (RH11 9AW). It has a recorded floor area of 150 m² (around 1615 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (July 2012) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since February 2009. Between certificates, roof efficiency went from Good to Very Good and window efficiency went from Average to Good; while hot-water efficiency dropped from Good to Average. The recommended improvements would push it to B (score 87). Main heating runs on oil. The latest certificate is from July 2012, so improvements made since then won't be reflected.
Across 2007–2012, sale prices on this property compounded at 8.3% per year. Today's modelled estimate of £592,000 sits 76.7% above the 2012 sale of £335,000. On a £-per-square-foot basis, the last sale (£207/sq ft) was about 32.1% below the postcode norm. At 150 m² it's 25.5% larger than the typical home in the postcode (120 m² median across 24 EPCs). Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). On the market in October 2012 and unlisted since — roughly 14 years. 6 planning records sit against the property, 0 approved, 1 refused.
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 25 Horsham Road
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.
25 Horsham Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 22 Jul 2022
Current Certificate(1 of 2)
Jul 2012
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 22 July 2022
Property Improvements
Changes detected from historical EPC data
Jul 2012from Feb 2009
Hot Water
GoodAverage
Hot water efficiency decreased
Windows
AverageGood
Window efficiency improved
Roof
GoodVery Good
Roof insulation improved
Planning history
Applications and permits filed against 25 Horsham Road, Pease Pottage, Crawley, RH11 9AW, sourced from the PlanIt planning register.
25 Horsham Road has been extended on multiple sides of the property across separate planning applications.
6 applications on record at 25 Horsham Road, Pease Pottage, Crawley, RH11 9AW
6decisions4extensions42documents1nearby
- Jul 2006New BuildFullOutcome in report
Demolition of existing garages, workshop and outbuildings and construction of 3 No bedroom detached house.
- Reference
- 06/01090/FUL
- More recent applications — locked
- ExtensionSept 2010Decision
- Loft ConversionJun 2010Decision
+ 3 more applications in the report
Unlock 25 Horsham Road, Pease Pottage, Crawley, RH11 9AW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 6 applications on this property in full, plus 1 notable nearby
- The 42 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Horsham Road homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
25 Horsham Road is notably below the street on price per m².
Price per m²
£2,233
Street avg £4,283
Floor Area
150 m²
Street avg 125 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
4.2 t/year
Street avg 6.3 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 Black Swan — bus stop.
Closest school
0.9 km
Woodgate Primary Academy. 11 schools nearby.
Nearest schools
- Woodgate Primary AcademyPrimary854m
- Seymour Primary SchoolPrimary1.9km
- Broadfield Primary AcademyPrimary1.9km
- Thomas Bennett Community CollegeSecondary2.2km
Nearest stops
- The Black SwanBus stop229m
- Parish LaneBus stop496m
- The StablesBus stop498m
- ServicesBus stop557m
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 9AW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.9dB
Night-time· 23:00 – 07:00
47.3dB
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
Early 20th centurySemi-Detached HouseEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · 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 25 Horsham Road is modelled from its 150 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RH11 9AW. 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 25 Horsham Road. 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 25 Horsham Road was lodged in July 2012 at band C and expired in July 2022, 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. 6 applications are matched to 25 Horsham Road. 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 11 schools and 30 stops listed are measured in a straight line from RH11 9AW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Horsham Road is in council tax band E. 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 25 Horsham Road, Pease Pottage, Crawley, RH11 9AW. Each answer is also embedded as structured data for search engines.
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- Every home in RH11 9AWSold prices, values and energy ratings for the postcode
- RH 11 property marketPrices, postcodes, schools and transport across the district
- 25 Horsham Road, Pease Pottage, Crawley valuationHow the estimate is built and what moves it
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