Model valuation£417,0008 Busby Close
Local market context
8 Angus Close, Horsham, RH12 2EQ
Estimated value
£694,000
- Since the 2025 sale (£680,000)+2%
- Against RH12 2EQ's recent median (£650,000)+7%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
78 m²
840 sq ft
Energy rating
D
Score 66
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
£694,000
- Against its 2025 sale (£680,000)+2%
- Against RH12 2EQ's recent median (£650,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Angus Close is modelled from its 78 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 2EQ. 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
78 m² from the EPC lodged in January 2023
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in RH12 2EQ
5 sales, median £650,000 (2022–2008)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 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.
8 Angus Close has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
14 February 2025Most recent
£680,000
+337.3%over 27 years11 September 1997
£155,500
Median price across the last 5 sales in RH12 2EQ: £650,000 (2022–2008).
What this page doesn't show
1 potential issue has already been flagged for 8 Angus Close, Horsham, RH12 2EQ. 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 8 Angus Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Angus Close is a three-bedroom detached house in Horsham (RH12 2EQ). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (January 2023) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.
Most recent transfer was February 2025 at £680,000 — fresh data. At 78 m² it sits well below the postcode median (117 m² across 5 EPCs), making it one of the more compact homes locally. Across 1997–2025, sale prices on this property compounded at 5.5% per year. On a £-per-square-foot basis, the last sale (£810/sq ft) was about 158.1% above the typical sold price in the postcode.
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
- Bathrooms1
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenSouth-east-facing
- GarageSingle
- Cul-de-sacYes
Building
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 8 Angus Close
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jan 2023EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 January 2033
Planning history
Applications and permits filed against 8 Angus Close, Horsham, RH12 2EQ, sourced from the PlanIt planning register.
8 Angus Close has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Angus Close homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 8 Angus Close stands well clear of the street.
Price per m²
£8,718
Street avg £4,596
Floor Area
78 m²
Street avg 117 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
3.3 t/year
Street avg 4.1 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.
Rail-style transport is unusually close for this postcode.
Crime
276/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Angus Close — bus stop.
Closest school
0.2 km
The College of Richard Collyer In Horsham. 21 schools nearby.
Nearest schools
- The College of Richard Collyer In Horsham16 plus180m
- North Heath Community Primary SchoolPrimary746m
- Trafalgar Community Infant SchoolPrimary766m
- Kingslea Primary SchoolPrimary868m
Nearest stops
- Angus CloseBus stop113m
- Ashleigh RoadBus stop222m
- HospitalBus stop233m
- Wimblehurst HotelBus stop281m
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 2EQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.1dB
Night-time· 23:00 – 07:00
40.3dB
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 2 HomeBuyer Report
Mid 20th centuryDetached BungalowEPC 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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 8 Angus Close is modelled from its 78 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 2EQ. 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 8 Angus 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 8 Angus Close was lodged in January 2023 at band D and is valid until January 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8 Angus 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 21 schools and 30 stops listed are measured in a straight line from RH12 2EQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Angus Close 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 8 Angus Close, Horsham, RH12 2EQ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RH12 2EQSold prices, values and energy ratings for the postcode
- RH 12 property marketPrices, postcodes, schools and transport across the district
- 8 Angus Close, Horsham valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales