Model valuation£417,0008 Busby Close
Local market context
21 Cedar Close, Horsham, RH12 2BN
Extendable13 planning records
Estimated value
£661,000
- Since the 2013 sale (£450,000)+47%
- Against RH12 2BN's recent median (£760,000)-13%
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
Detached
Bedrooms
3
Floor area
99 m²
1066 sq ft
Energy rating
E
Score 45
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
£661,000
- Against its 2013 sale (£450,000)+47%
- Against RH12 2BN's recent median (£760,000)-13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Cedar Close is modelled from its 99 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH12 2BN. 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
99 m² from the EPC lodged in October 2013
Sales of this home
1 sale recorded, the latest in 2013
Recent sales in RH12 2BN
5 sales, median £760,000 (2024–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 13 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.
Sales timeline
26 March 2013Most recent
£450,000
Median price across the last 5 sales in RH12 2BN: £760,000 (2024–2020).
What this page doesn't show
1 potential issue has already been flagged for 21 Cedar Close, Horsham, RH12 2BN. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 21 Cedar Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Cedar Close is a three-bedroom detached house in Horsham (RH12 2BN). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (October 2013) shows an E (score 45), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since August 2012. Between certificates, roof efficiency went from Very Poor to Poor and lighting went from Very Poor to Good. The recommended improvements would lift it to C (score 72), a 2-band jump. The latest certificate is from October 2013, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.
At 99 m² it's 24.4% smaller than the typical home in the postcode (131 m² median across 10 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 13 planning records sit against the property, 10 approved, 3 refused. Past consents include tree works and an extension, meaningful when judging how the property has evolved. Last sold in March 2013, so it's been off the market for around 13 years. Today's modelled estimate of £661,000 is 46.9% above the 2013 sale price.
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
- Bedrooms3
- Dining roomYes
- FireplaceYes
Outside
- Private gardenWrap around
- GarageDetached
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 21 Cedar Close
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
21 Cedar Close sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 10 Oct 2023
Current Certificate(1 of 2)
Oct 2013
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 10 October 2023
Property Improvements
Changes detected from historical EPC data
Oct 2013from Aug 2012
Roof
Very PoorPoor
Roof insulation improved
Low Energy Lighting
0%50%
More low energy lighting installed
Ventilation
NaturalMVHR
MVHR (mechanical ventilation with heat recovery) installed
Planning history
Applications and permits filed against 21 Cedar Close, Horsham, RH12 2BN, sourced from the PlanIt planning register.
21 Cedar Close has been through 10 approved planning applications — a well-evolved property.
13 applications on record at 21 Cedar Close, Horsham, RH12 2BN
13decisions1extensions35documents4nearby
- Dec 2002New BuildOutlineOutcome in report
Erection of 1 house and garage and garage for no 21 (outline)Site: 21 Cedar Close Horsham
- Reference
- HU/295/02
- More recent applications — locked
- Tree WorksMar 2025Decision
- AmendmentMar 2015Decision
+ 10 more applications in the report
Unlock 21 Cedar Close, Horsham, RH12 2BN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (13 on record)
- All 13 applications on this property in full, plus 4 notable nearby
- The 35 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cedar Close homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 21 Cedar Close runs comfortably ahead of the street norm.
Price per m²
£4,545
Street avg £5,191
Floor Area
99 m²
Street avg 139 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
5.1 t/year
Street avg 5.3 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Horsham district page.
Crime
276/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Springfield Road — bus stop.
Closest school
0.5 km
Trafalgar Community Infant School. 18 schools nearby.
Nearest schools
- Trafalgar Community Infant SchoolPrimary546m
- Greenway Junior SchoolPrimary553m
- The College of Richard Collyer In Horsham16 plus702m
- St Mary's CofE (Aided) Primary SchoolPrimary814m
Nearest stops
- Springfield RoadBus stop170m
- Blunts WayBus stop202m
- Vale DriveBus stop247m
- Percy RoadBus stop255m
Most reported crime locally
- Violence & Sexual Offences1,282 reports31%
- Anti-social Behaviour902 reports22%
- Shoplifting681 reports16%
- Criminal Damage & Arson315 reports8%
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 RH12 2BN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
42.1dB
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
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Mid 20th centuryDetached HouseEPC E
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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 21 Cedar Close is modelled from its 99 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH12 2BN. 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 21 Cedar Close. 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 21 Cedar Close was lodged in October 2013 at band E and expired in October 2023, 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. 13 applications are matched to 21 Cedar Close. 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 15 months, which places each incident at an approximate point. The 18 schools and 30 stops listed are measured in a straight line from RH12 2BN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Cedar Close 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 21 Cedar Close, Horsham, RH12 2BN. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RH12 2BNSold prices, values and energy ratings for the postcode
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- 21 Cedar Close, Horsham valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales