Model valuation£417,0008 Busby Close
Local market context
21 Beech Road, Horsham, RH12 4NR
3 sales on record1 planning record
Estimated value
£381,000
- Since the 2021 sale (£322,000)+18%
- Against RH12 4NR's recent median (£382,500)0%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
72 m²
775 sq ft
Energy rating
C
Score 69
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
£381,000
- Against its 2021 sale (£322,000)+18%
- Against RH12 4NR's recent median (£382,500)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Beech Road is modelled from its 72 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RH12 4NR. 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
72 m² from the EPC lodged in September 2020
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in RH12 4NR
5 sales, median £382,500 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
21 Beech Road has more than tripled in price since its earliest registered sale in 1998.
Sales timeline
15 February 2021Most recent
£322,000
+61.8%over 10 years23 September 2010
£199,000
+134.1%over 11 years27 November 1998
£85,000
Median price across the last 5 sales in RH12 4NR: £382,500 (2026–2022).
What this page doesn't show
1 potential issue has already been flagged for 21 Beech Road, Horsham, RH12 4NR. 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 21 Beech Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Beech Road is a three-bedroom mid-terrace house in Horsham (RH12 4NR). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (September 2020) shows a C (score 69), just inside the C band. When first surveyed in March 2010 the rating was E, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Poor to Good, lighting went from Poor to Good and main heating went from Average to Good; while roof efficiency dropped from Good to Average. The recommended improvements would push it to B (score 87).
One planning record on file: an extension approved in 2005. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Across 1998–2021, sale prices on this property compounded at 6.2% per year. Today's modelled estimate of £381,000 is 18.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£415/sq ft) was about 68.6% above the typical sold price in the postcode. Most recent transfer: February 2021 at £322,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Open-plan layoutYes
Outside
- Private gardenSouth-facing
- GarageDetached
Before you decide
Everything you need to know about 21 Beech Road
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.
Current Certificate(1 of 2)
Sept 2020
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 September 2030
Property Improvements
Changes detected from historical EPC data
Sept 2020from Mar 2010
EPC improved fromE46toC69
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
18%45%
More low energy lighting installed
Planning history
Applications and permits filed against 21 Beech Road, Horsham, RH12 4NR, sourced from the PlanIt planning register.
21 Beech Road has an approved front extension on the planning record.
1 application on record at 21 Beech Road, Horsham, RH12 4NR
1decisions1extensions6nearby
- May 2005PorchFullOutcome in report
Extension: Front of property
Single storey porch extension
Extension- Reference
- DC/05/0903
Unlock 21 Beech Road, Horsham, RH12 4NR's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 6 notable nearby
- What the pattern means for extending or converting here
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Versus other Beech Road homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 21 Beech Road lags the street by a wide margin.
Price per m²
£4,472
Street avg £3,789
Floor Area
72 m²
Street avg 76 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.8 t/year
Street avg 3.2 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
0.1 km
Rowan Way — bus stop.
Closest school
0.6 km
St Robert Southwell Catholic Primary School, Horsham. 13 schools nearby.
Nearest schools
- St Robert Southwell Catholic Primary School, HorshamPrimary641m
- Oakfields Primary School, HorshamPrimary669m
- Leechpool Primary SchoolPrimary726m
- All Saints CofE Primary School, HorshamPrimary1.2km
Nearest stops
- Rowan WayBus stop52m
- Birches RoadBus stop124m
- Moorhead RoadBus stop224m
- Forest CloseBus stop228m
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 4NR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.2dB
Night-time· 23:00 – 07:00
39.8dB
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 centuryMid-Terrace HouseEPC C
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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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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 21 Beech Road is modelled from its 72 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RH12 4NR. 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. 3 sales are recorded for 21 Beech Road. 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 21 Beech Road was lodged in September 2020 at band C and is valid until September 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 21 Beech Road. 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 13 schools and 30 stops listed are measured in a straight line from RH12 4NR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Beech Road 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 21 Beech Road, Horsham, RH12 4NR. Each answer is also embedded as structured data for search engines.
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- Every home in RH12 4NRSold prices, values and energy ratings for the postcode
- RH 12 property marketPrices, postcodes, schools and transport across the district
- 21 Beech Road, Horsham valuationHow the estimate is built and what moves it
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