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12 Cooks Mead, Rusper, Horsham, RH12 4PU

4 planning records

Estimated value

£549,000

  • Since the 2016 sale (£450,000)+22%
  • Against RH12 4PU's recent median (£330,000)+66%

Newest record on this page: October 2024. 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
Bathrooms
3
Floor area
144 m²
1550 sq ft
Energy rating
E
Score 54
Council tax
Band D
Tenure
Owner Occupied
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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

£549,000

  • Against its 2016 sale (£450,000)+22%
  • Against RH12 4PU's recent median (£330,000)+66%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Cooks Mead is modelled from its 144 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 4PU. 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

    144 m² from the EPC lodged in September 2016

  • Sales of this home

    2 sales recorded, the latest in 2016

  • Recent sales in RH12 4PU

    5 sales, median £330,000 (2024–2012)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 4 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.

Latest sale on 12 Cooks Mead was the highest on Land Registry record across the postcode.

Sales timeline

  1. 25 November 2016Most recent

    £450,000

    +150.0%over 13 years

  2. 18 September 2003

    £180,000

Median price across the last 5 sales in RH12 4PU: £330,000 (2024–2012).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 Cooks Mead, Rusper, Horsham, RH12 4PU. 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

Overview

About 12 Cooks Mead

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

12 Cooks Mead is a four-bedroom semi-detached house in Rusper, Horsham, Horsham (RH12 4PU). It has a recorded floor area of 144 m² (around 1550 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (September 2016) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil. Other recorded features include outbuildings. The home occupies a cul-de-sac position.

At 144 m² the property is well over the postcode median (54 m² across 18 EPCs), placing it in the larger end of the local stock. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension, partial demolition, a porch and a conservatory, meaningful when judging how the property has evolved. On the market in November 2016 and unlisted since — roughly 10 years. Across 2003–2016, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £549,000 is 22% above the 2016 sale price.

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
  • Bathrooms3
  • Dining roomYes
  • CloakroomYes
  • EnsuiteYes

Outside

  • Private gardenYes
  • ParkingOff street
  • OutbuildingsYes
  • Cul-de-sacYes
Before you decide

Everything you need to know about 12 Cooks Mead

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.

12 Cooks Mead'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 19 Sept 2026

Current Certificate
Sept 2016

EPC Rating

A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.3 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 19 September 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 12 Cooks Mead, Rusper, Horsham, RH12 4PU, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

4 applications on record at 12 Cooks Mead, Rusper, Horsham, RH12 4PU

4decisions4extensions21documents6nearby
Flagged:Demolition
  1. Jul 2005
    ExtensionFull
    Outcome in report

    Extension: Single storey

    Single storey extension replacing existing

    Reference
    DC/05/1158
    Full record in report
  2. More recent applications — locked
  3. DemolitionDecision
  4. PorchDecision

+ 1 more application in the report

Unlock 12 Cooks Mead, Rusper, Horsham, RH12 4PU's full planning history

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

  • Every decision — granted, refused or withdrawn (4 on record)
  • All 4 applications on this property in full, plus 6 notable nearby
  • The 21 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Cooks Mead homes

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

On floor area, 12 Cooks Mead stands well clear of the street.

Price per m²

£3,125

Street avg £3,418

Below

Floor Area

144 m²

Street avg 69 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

7.3 t/year

Street avg 5.4 t/year

Strongly 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

0.2 km

The Star — bus stop.

Closest school

0.1 km

Rusper Primary School. 1 school nearby.

Nearest schools

  • Rusper Primary SchoolPrimary138m

Nearest stops

  • The StarBus stop169m
  • Star CottagesBus stop175m
  • Gardeners GreenBus stop517m
  • Rusper Court CottagesBus stop716m

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 4PU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RH12 4PU

Daytime· 07:00 – 23:00

42.5dB

Low
Night-time road noise heatmap for RH12 4PU

Night-time· 23:00 – 07:00

35.8dB

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

Late 20th centurySemi-Detached HouseEPC ENo mains gasPermanent outbuildings

Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£512k

1 Beech Road

RH12 4NR

4 bed1 bath
£394k

1 Cherry Tree Walk

RH12 4UJ

4 bed
£539k

1 Birch Court, Faygate

RH12 4AE

3 bed2 bath
£494k

1 Brockwell Cottage, Faygate Lane, Faygate

RH12 4SH

3 bed2 bath
£483k

1 Church Cottages, High Street, Rusper

RH12 4PX

3 bed2 bath
£674k

1 Bramber Close

RH12 4LY

3 bed2 bath
£442k

1 Ash Cottages, East Street, Rusper

RH12 4RB

3 bed1 bath
£426k

1 Ashurst Close

RH12 4JN

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 12 Cooks Mead is modelled from its 144 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 4PU. 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 12 Cooks Mead. 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 12 Cooks Mead was lodged in September 2016 at band E and expired in September 2026, 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. 4 applications are matched to 12 Cooks Mead. 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 17 stops listed are measured in a straight line from RH12 4PU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Cooks Mead 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Cooks Mead, Rusper, Horsham, RH12 4PU. Each answer is also embedded as structured data for search engines.

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