Model valuation£417,0008 Busby Close
Local market context
2 Geerings Cottages, Dorking Road, Warnham, Horsham, RH12 3RY
Listed building2 planning records
Estimated value
£444,000
- Since the 2025 sale (£455,000)-2%
- Against RH12 3RY's recent median (£801,000)-45%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
94 m²
1012 sq ft
Energy rating
F
Score 33
Council tax
Band D
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
£444,000
- Against its 2025 sale (£455,000)-2%
- Against RH12 3RY's recent median (£801,000)-45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Geerings Cottages is modelled from its 94 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 3RY. 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
94 m² from the EPC lodged in May 2019
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in RH12 3RY
5 sales, median £801,000 (2024–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
2 Geerings Cottages valuation runs notably under the typical sold price in this postcode.
Sales timeline
10 September 2025Most recent
£455,000
+42.2%over 3 years19 July 2022
£320,000
Median price across the last 5 sales in RH12 3RY: £801,000 (2024–2007).
Nearby sales in RH12 3RY
1 Geerings Cottages, Dorking Road, Warnham, Horsham, RH12 3RY
Sold Sept 2024
£670,000Geerings, Dorking Road, Warnham, Horsham, RH12 3RY
Sold Jun 2018
£955,452Durfold Manor, Dorking Road, Warnham, Horsham, RH12 3RY
Sold Aug 2014
£801,000Durfold Lodge, Dorking Road, Warnham, Horsham, RH12 3RY
Sold Nov 2007
£500,000Lower Chickens Farm, Dorking Road, Warnham, Horsham, RH12 3RY
Sold Mar 2007
£830,000
What this page doesn't show
1 potential issue has already been flagged for 2 Geerings Cottages, Dorking Road, Warnham, Horsham, RH12 3RY. 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 Geerings Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Geerings Cottages is a three-bedroom semi-detached house in Warnham, Horsham, Horsham (RH12 3RY). It has a recorded floor area of 94 m² (around 1012 sq ft), construction records dating it to 1900-1929 and council tax band D. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Period features are noted in the property record. The latest certificate (May 2019) shows an F (score 33), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 77), a 3-band jump. Main heating runs on electricity.
Most recent transfer was September 2025 at £455,000 — fresh data. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include new windows, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. At 94 m² it sits well below the postcode median (215 m² across 4 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). Across 2022–2025, sale prices on this property compounded at 11.8% per year. On a £-per-square-foot basis, the last sale (£450/sq ft) was about 69.5% 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
Outside
- Private gardenRear
- DrivewayYes
Building
- Listed buildingYes
- Period featuresYes
Before you decide
Everything you need to know about 2 Geerings Cottages
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.
2 Geerings Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2019EPC Rating
A
B
C
D
E
F
F33
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 30 May 2029
Planning history
Applications and permits filed against 2 Geerings Cottages, Dorking Road, Warnham, Horsham, RH12 3RY, sourced from the PlanIt planning register.
2 Geerings Cottages has multiple listed-building consents on file — alterations need formal heritage approval.
2 applications on record at 2 Geerings Cottages, Dorking Road, Warnham, Horsham, RH12 3RY
1 live now1decisions31documents10nearby
Flagged:Listed building
- Feb 2022RenovationHeritageOutcome in report
Installation of replacement windows and doors (Listed Building Consent)
ListedNew Windows- Documents
- 16 docs on file
- Reference
- DC/21/2628
- More recent applications — locked
- RenovationJan 2026Decision
Unlock 2 Geerings Cottages, Dorking Road, Warnham, Horsham, RH12 3RY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 2 applications on this property in full, plus 10 notable nearby
- The 31 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Dorking Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Geerings Cottages outperforms the street on price per m² by a wide margin.
Price per m²
£4,840
Street avg £3,511
Floor Area
94 m²
Street avg 227 m²
Habitable Rooms
5 rooms
Street avg 9 rooms
CO₂ Emissions
12.0 t/year
Street avg 11.3 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
276/mo
Steady year-on-year across the wider district.
Nearest stop
0.4 km
Tylden House — bus stop.
Closest school
1.1 km
Warnham CofE Primary School. 3 schools nearby.
Nearest schools
- Warnham CofE Primary SchoolPrimary1.1km
- Holbrook Primary SchoolPrimary2.5km
- North Heath Community Primary SchoolPrimary2.9km
Nearest stops
- Tylden HouseBus stop439m
- Dog and DuckBus stop906m
- Knob Hill CornerBus stop919m
- ChurchBus stop1.1km
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 3RY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.4dB
Night-time· 23:00 – 07:00
41.5dB
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
Victorian-eraSemi-Detached HouseEPC FPre-1919 buildListed buildingExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, is a listed building, and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · 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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1 Brookhurst Field, Foxholes, Rudgwick
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1 Bearsden Way, Broadbridge Heath
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£610k
1 Chantler Lane, Broadbridge Heath
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1 Buckhurst Cottages, Church Street, Rudgwick
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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 Geerings Cottages is modelled from its 94 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 3RY. 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 2 Geerings Cottages. 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 Geerings Cottages was lodged in May 2019 at band F and is valid until May 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Geerings Cottages. 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 3 schools and 30 stops listed are measured in a straight line from RH12 3RY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Geerings Cottages is in council tax band D. 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 Geerings Cottages, Dorking Road, Warnham, Horsham, RH12 3RY. Each answer is also embedded as structured data for search engines.
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