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1 Pear Tree Cottages, Northlands Road, Warnham, Horsham, RH12 3SQ

Extendable3 planning records

Estimated value

£662,000

  • Since the 2003 sale (£350,000)+89%
  • Against RH12 3SQ's recent median (£595,000)+11%

Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
4
Floor area
126 m²
1358 sq ft
Energy rating
E
Score 43
Council tax
Band E
Tenure
Freehold
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Valuation

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

£662,000

  • Against its 2003 sale (£350,000)+89%
  • Against RH12 3SQ's recent median (£595,000)+11%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 1 Pear Tree Cottages is modelled from its 126 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH12 3SQ. 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

    126 m² from the EPC lodged in September 2011

  • Sales of this home

    1 sale recorded, the latest in 2003

  • Recent sales in RH12 3SQ

    5 sales, median £595,000 (2026–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

1 Pear Tree Cottages valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 3 April 2003Most recent

    £350,000

Median price across the last 5 sales in RH12 3SQ: £595,000 (2026–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for 1 Pear Tree Cottages, Northlands Road, Warnham, Horsham, RH12 3SQ. 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

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Overview

About 1 Pear Tree Cottages

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

1 Pear Tree Cottages is a four-bedroom semi-detached house in Warnham, Horsham, Horsham (RH12 3SQ). It has a recorded floor area of 126 m² (around 1358 sq ft), construction records dating it to before 1900 and council tax band E. Tenure is freehold. The latest certificate (September 2011) shows an E (score 43), well below the UK norm with real room to improve. Main heating runs on oil. The latest certificate is from September 2011, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.

Held since April 2003 — that's 23 years off the open market, well above the local norm. Today's modelled estimate of £662,000 sits 89.1% above the 2003 sale of £350,000. On a £-per-square-foot basis, the last sale (£258/sq ft) was about 18.8% below the postcode norm. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.

Specifications

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
  • Dining roomYes
  • CloakroomYes
  • EnsuiteYes

Outside

  • Private gardenYes

Building

  • TenureFreehold
  • Heating systemOil
  • Extension potentialPossible
Before you decide

Everything you need to know about 1 Pear Tree Cottages

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

1 Pear Tree Cottages's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 04 Sept 2021

Current Certificate
Sept 2011

EPC Rating

A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
9.7 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 4 September 2021

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 1 Pear Tree Cottages, Northlands Road, Warnham, Horsham, RH12 3SQ, sourced from the PlanIt planning register.

3 applications on record at 1 Pear Tree Cottages, Northlands Road, Warnham, Horsham, RH12 3SQ

3decisions3extensions34documents10nearby
  1. Jul 2006
    ExtensionFull
    Outcome in report

    2-Storey extension and detached double garage

    Documents
    7 docs on file
    Reference
    DC/06/1190
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. ExtensionDecision

Unlock 1 Pear Tree Cottages, Northlands Road, Warnham, Horsham, RH12 3SQ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (3 on record)
  • All 3 applications on this property in full, plus 10 notable nearby
  • The 34 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

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On the street

Versus other Northlands Road homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

1 Pear Tree Cottages is notably below the street on price per m².

Price per m²

£2,773

Street avg £4,145

Strongly below

Floor Area

126 m²

Street avg 175 m²

On par

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

9.7 t/year

Street avg 8.4 t/year

Below
Area

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.
Full Horsham report

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

1.0 km

Northlands Home Farm — bus stop.

Closest school

1.4 km

Warnham CofE Primary School. 1 school nearby.

Nearest schools

  • Warnham CofE Primary SchoolPrimary1.4km

Nearest stops

  • Northlands Home FarmBus stop986m
  • Knob Hill CornerBus stop1.5km
  • ChurchBus stop1.6km
  • Friday StreetBus stop1.7km

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RH12 3SQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RH12 3SQ

Daytime· 07:00 – 23:00

44.4dB

Low
Night-time road noise heatmap for RH12 3SQ

Night-time· 23:00 – 07:00

36.7dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraSemi-Detached HouseFreeholdEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls

Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,155 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£646k

1 Buckhurst Cottages, Church Street, Rudgwick

RH12 3EZ

4 bed3 bath
£610k

1 Chantler Lane, Broadbridge Heath

RH12 3TW

4 bed2 bath
£726k

1 Bell Road, Warnham

RH12 3QJ

4 bed2 bath
£797k

1 Benlands Cottages, Northlands Road, Warnham

RH12 3SQ

4 bed2 bath
£597k

1 Brookhurst Field, Foxholes, Rudgwick

RH12 3DQ

3 bed1 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

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 1 Pear Tree Cottages is modelled from its 126 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH12 3SQ. 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 1 Pear Tree 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 1 Pear Tree Cottages was lodged in September 2011 at band E and expired in September 2021, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 1 Pear Tree 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 1 school and 20 stops listed are measured in a straight line from RH12 3SQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
1 Pear Tree Cottages 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 1 Pear Tree Cottages, Northlands Road, Warnham, Horsham, RH12 3SQ. Each answer is also embedded as structured data for search engines.

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