Model valuation£417,0008 Busby Close
Local market context
2 Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham, RH12 3JA
Estimated value
£511,000
- Since the 2005 sale (£280,000)+83%
- Against RH12 3JA's recent median (£360,000)+42%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
96 m²
1033 sq ft
Energy rating
D
Score 65
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
£511,000
- Against its 2005 sale (£280,000)+83%
- Against RH12 3JA's recent median (£360,000)+42%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Forge Lane is modelled from its 96 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH12 3JA. 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
96 m² from the EPC lodged in December 2015
Sales of this home
1 sale recorded, the latest in 2005
Recent sales in RH12 3JA
5 sales, median £360,000 (2025–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 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.
2 Forge Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
20 October 2005Most recent
£280,000
Median price across the last 5 sales in RH12 3JA: £360,000 (2025–2013).
Nearby sales in RH12 3JA
4 Forge Cottages, Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham, RH12 3JA
Sold May 2025
£365,0003 Forge Cottages, Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham, RH12 3JA
Sold Jun 2014
£300,0001 Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham, RH12 3JA
Sold Dec 2013
£376,500The House In The Orchard, Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham, RH12 3JA
Sold Oct 2013
£360,000Fosters Cottage, Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham, RH12 3JA
Sold Apr 2006
£415,000
What this page doesn't show
1 potential issue has already been flagged for 2 Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham, RH12 3JA. 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 2 Forge Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Forge Lane is a four-bedroom detached house in Broadbridge Heath, Horsham, Horsham (RH12 3JA). It has a recorded floor area of 96 m² (around 1033 sq ft), construction records dating it to 1991-1995 and council tax band E. The latest certificate (December 2015) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2011. Between certificates, roof efficiency went from Average to Very Good and window efficiency went from Average to Good; while lighting dropped from Average to Very Poor. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from December 2015, so improvements made since then won't be reflected. Other recorded features include a conservatory. Period features are noted in the property record.
It hasn't traded since October 2005, a hold of 21 years that's notably long for the area. Today's modelled estimate of £511,000 sits 82.5% above the 2005 sale of £280,000.
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
- Bathrooms2
- ConservatoryYes
Outside
- GarageYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 2 Forge Lane
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Dec 2025
Current Certificate(1 of 2)
Dec 2015
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 9 December 2025
Property Improvements
Changes detected from historical EPC data
Dec 2015from Jun 2011
Windows
AverageGood
Window efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
30%7%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 2 Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham, RH12 3JA, sourced from the PlanIt planning register.
2 Forge Lane has no planning applications on record.
10
But the area is active
10 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Forge Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 2 Forge Lane runs comfortably ahead of the street norm.
Price per m²
£2,917
Street avg £3,612
Floor Area
96 m²
Street avg 105 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 t/year
Street avg 3.9 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Horsham district page.
Crime
276/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Forge Close — bus stop.
Closest school
0.4 km
Shelley Primary School. 10 schools nearby.
Nearest schools
- Shelley Primary SchoolPrimary395m
- Tanbridge House SchoolSecondary1.1km
- Greenway Junior SchoolPrimary1.7km
- Arunside School, HorshamPrimary1.7km
Nearest stops
- Forge CloseBus stop104m
- Church RoadBus stop127m
- Church RoadBus stop139m
- Warnham RoadBus stop258m
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 3JA 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
40.4dB
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
Late 20th centuryDetached HouseEPC 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 £795 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£610k
1 Chantler Lane, Broadbridge Heath
RH12 3TW
4 bed2 bath
£646k
1 Buckhurst Cottages, Church Street, Rudgwick
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4 bed3 bath
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1 Bell Road, Warnham
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4 bed2 bath
£797k
1 Benlands Cottages, Northlands Road, Warnham
RH12 3SQ
4 bed2 bath
£522k
1 Barley Mews, Rudgwick
RH12 3XL
3 bed2 bath
£490k
1 Buck Way, Broadbridge Heath
RH12 3UH
3 bed2 bath
£462k
1 Arundene Cottage, Loxwood Road, Rudgwick
RH12 3BT
3 bed1 bath
£597k
1 Brookhurst Field, Foxholes, Rudgwick
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3 bed1 bath
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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 2 Forge Lane is modelled from its 96 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH12 3JA. 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 2 Forge Lane. 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 2 Forge Lane was lodged in December 2015 at band D and expired in December 2025, 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. None is matched to 2 Forge Lane. 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 10 schools and 30 stops listed are measured in a straight line from RH12 3JA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Forge Lane 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 2 Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham, RH12 3JA. Each answer is also embedded as structured data for search engines.
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- Every home in RH12 3JASold prices, values and energy ratings for the postcode
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- 2 Forge Lane, Old Guildford Road, Broadbridge Heath, Horsham valuationHow the estimate is built and what moves it
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