86 Cook Way, Broadbridge Heath, Horsham, RH12 3US
About 86 Cook Way
86 Cook Way is a detached house in Broadbridge Heath, Horsham, Horsham (RH12 3US). It has a recorded floor area of 76 m² (around 818 sq ft). The latest certificate (December 2016) returns a B (score 81), comfortably above the UK average. At 76 m² this is the 11th smallest of 83 units on EPC record in the building, where floor areas span 48–175 m². The building's EPC ratings span C to B, with this unit at the top.
Across 2016–2023, sale prices on this property compounded at 2.1% per year. Today's modelled estimate of £284,000 is 18.9% below the 2023 sale of £350,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£428/sq ft) was about 19% above the typical sold price in the postcode. At 76 m² it's 18.3% smaller than the typical home in the postcode (93 m² median across 82 EPCs). Most recent transfer: July 2023 at £350,000.
Know exactly what you're buying at 86 Cook Way
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
86 Cook Way's carbon output is low for the local stock.
EPC Rating
Planning history
86 Cook Way has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 1 thing worth checking at 86 Cook Way
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
86 Cook Way valuation runs notably under the typical sold price in this postcode.
£284,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.1% per year over 7 years.
£350,000
Growth on file: 2.1% per year over 7 years.
Sales timeline
26 July 2023Most recent
£350,000
+14.8%over 6 years20 December 2016
£305,000
Median price across the last 5 sales in RH12 3US: £440,000 (2025–2023).
Nearby sales in RH12 3US
62 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Oct 2025
£116,37552 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Jan 2025
£450,00047 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Jul 2024
£450,00049 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Dec 2023
£361,00043 Cook Way, Broadbridge Heath, Horsham, RH12 3US
Sold Aug 2023
£440,000
Everything we know about 86 Cook Way, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Cook Way homes
86 Cook Way outperforms the street on price per m² by a wide margin.
Price per m²
£4,605
Street avg £2,996
Floor Area
76 m²
Street avg 59 m²
CO₂ Emissions
1.4 t/year
Street avg 1.1 t/year
Years Held
3 years
Street avg 6 years
Similar properties nearby
1 Broomwicks Place, Broadbridge Heath
RH12 3NF
1 Bearsden Way, Broadbridge Heath
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1 Brook Cottages, Loxwood Road, Rudgwick
RH12 3BP
1 Carter Drive, Broadbridge Heath
RH12 3GZ
1 Billingshurst Road, Broadbridge Heath
RH12 3LB
1 Brown Close, Broadbridge Heath
RH12 3UR
1 Adams Close, Broadbridge Heath
RH12 3UT
1 Barnsfold Cottages, Barnsfold Lane, Rudgwick
RH12 3BN
The neighbourhood at a glance
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Bucks Way — bus stop.
Closest school
0.6 km
Shelley Primary School. 8 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
45.0dB