Model valuation£417,0008 Busby Close
Local market context
45 Beech Road, Horsham, RH12 4NR
Estimated value
£387,000
- Since the 1998 sale (£76,500)+406%
- Against RH12 4NR's recent median (£382,500)+1%
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
End terrace
Bedrooms
3
Floor area
68 m²
732 sq ft
Energy rating
D
Score 62
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
£387,000
- Against its 1998 sale (£76,500)+406%
- Against RH12 4NR's recent median (£382,500)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Beech Road is modelled from its 68 m² EPC floor area, its 1 recorded sale 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
68 m² from the EPC lodged in May 2019
Sales of this home
1 sale recorded, the latest in 1998
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 | 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.
45 Beech Road's modelled value sits at over four times its earliest registered sale price (1998).
Sales timeline
30 March 1998Most recent
£76,500
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 45 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 45 Beech Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Beech Road is a three-bedroom end-of-terrace house in Horsham (RH12 4NR). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (May 2019) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in May 2009 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Average to Good and lighting went from Poor to Average. The recommended improvements would lift it to B (score 85), a 2-band jump.
Untraded for 28 years, with the last transfer in March 1998. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £387,000 sits 405.9% above the 1998 sale of £76,500. On a £-per-square-foot basis, the last sale (£105/sq ft) was about 58% below the postcode norm.
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
- Open-plan layoutYes
Outside
- Private gardenYes
Before you decide
Everything you need to know about 45 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
May 2019
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 May 2029
Property Improvements
Changes detected from historical EPC data
May 2019from May 2009
EPC improved fromE53toD62
Hot Water
AverageGood
Hot water efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Planning history
Applications and permits filed against 45 Beech Road, Horsham, RH12 4NR, sourced from the PlanIt planning register.
45 Beech Road has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Beech Road homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 45 Beech Road lags the street by a wide margin.
Price per m²
£1,125
Street avg £3,935
Floor Area
68 m²
Street avg 76 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.4 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 centuryEnd-Terrace 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 £595 · 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 Birch Court, Faygate
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1 Cherry Tree Walk
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1 Bramber Close
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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 45 Beech Road is modelled from its 68 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 45 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 45 Beech Road was lodged in May 2019 at band D and is valid until May 2029. 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 45 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
- 45 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 45 Beech Road, Horsham, RH12 4NR. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RH12 4NRSold prices, values and energy ratings for the postcode
- RH 12 property marketPrices, postcodes, schools and transport across the district
- 45 Beech Road, Horsham valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales