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2 Normans Cottages, High Street, Rusper, Horsham, RH12 4PX

3 planning records

Estimated value

£352,000

  • Since the 2022 sale (£550,000)-36%
  • Against RH12 4PX's recent median (£445,000)-21%

Newest record on this page: March 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
Floor 1st
Habitable rooms
2
From EPC
Floor area
49 m²
527 sq ft
Energy rating
D
Score 60
Council tax
Band F
Tenure
Private Rental
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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

£352,000

  • Against its 2022 sale (£550,000)-36%
  • Against RH12 4PX's recent median (£445,000)-21%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Normans Cottages is modelled from its 49 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH12 4PX. 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

    49 m² from the EPC lodged in November 2019

  • Sales of this home

    1 sale recorded, the latest in 2022

  • Recent sales in RH12 4PX

    5 sales, median £445,000 (2024–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2024Latest 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 3 April 2022Most recent

    £550,000

Median price across the last 5 sales in RH12 4PX: £445,000 (2024–2019).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Normans Cottages, High Street, Rusper, Horsham, RH12 4PX. 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 2 Normans Cottages

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

2 Normans Cottages is a semi-detached house in Rusper, Horsham, Horsham (RH12 4PX). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (November 2019) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in February 2009 the rating was G, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Average to Good and window efficiency went from Poor to Average. Main heating runs on electricity.

Today's modelled estimate of £352,000 is 36% below the 2022 sale of £550,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£1,043/sq ft) was about 221% above the typical sold price in the postcode. 3 planning records sit against the property, 1 approved, 2 refused. The record references listed-building consent, which constrain future alterations. At 49 m² it sits well below the postcode median (113 m² across 13 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 77% of similar EPCs). Last sale on file: £550,000 in April 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about 2 Normans 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.
Current Certificate(1 of 6)
Nov 2019

EPC Rating

A
B
C
D
D60
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Rented

Certificate validity

Valid until 28 November 2029

3 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2014from Feb 2009
EPC improved fromG20toE50
Heating System
Gas BoilerStorage Heaters

Heating system changed

Main Fuel
LPGElectric

Changed to a more efficient fuel source

Heating Controls
Prog + TRVsManual

Heating controls changed

Hot Water
Main SystemImmersion (Off-Peak)

Hot water system changed

Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Low Energy Lighting
0%92%

More low energy lighting installed

Apr 2017from Apr 2014
EPC improved fromE50toF37
Heating System
Storage HeatersGas Boiler

Replaced storage heaters with gas boiler

Main Fuel
ElectricLPG

Fuel source changed

Heating Controls
ManualFull

Heating controls upgraded for better temperature management

Hot Water
Immersion (Off-Peak)Main System

Hot water system upgraded

Walls
Very PoorPoor

Wall insulation improved

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Apr 2018from Apr 2017
Hot Water
PoorVery Poor

Hot water efficiency decreased

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
100%67%

Low energy lighting percentage decreased

Sept 2018from Apr 2018
Low Energy Lighting
67%100%

More low energy lighting installed

Nov 2019from Sept 2018
EPC improved fromF27toD60
Heating System
Gas BoilerStorage Heaters

Heating system changed

Main Fuel
LPGElectric

Changed to a more efficient fuel source

Hot Water
Main SystemImmersion (Off-Peak)

Hot water system changed

Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Walls
Very PoorPoor

Wall insulation improved

Planning

Planning history

Applications and permits filed against 2 Normans Cottages, High Street, Rusper, Horsham, RH12 4PX, sourced from the PlanIt planning register.

2 Normans Cottages has multiple listed-building consents on file — alterations need formal heritage approval.

3 applications on record at 2 Normans Cottages, High Street, Rusper, Horsham, RH12 4PX

3decisions42documents6nearby
Flagged:Listed building
  1. Jul 2003
    RenovationHeritage
    Outcome in report

    Replacement windows and kitchen doorSite: 2 Normans Cottages High Street Rusper

    New Windows
    Reference
    RS/37/03
    Full record in report
  2. More recent applications — locked
  3. RenovationDecision
  4. Solar PanelsDecision

Unlock 2 Normans Cottages, High Street, Rusper, Horsham, RH12 4PX'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 6 notable nearby
  • The 42 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other High Street homes

Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 2 Normans Cottages runs comfortably ahead of the street norm.

Price per m²

£11,224

Street avg £3,631

Strongly above

Floor Area

49 m²

Street avg 99 m²

Strongly below

Habitable Rooms

2 rooms

Street avg 4 rooms

Strongly below

CO₂ Emissions

4.6 t/year

Street avg 6.5 t/year

On par
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

0.1 km

Star Cottages — bus stop.

Closest school

0.2 km

Rusper Primary School. 1 school nearby.

Nearest schools

  • Rusper Primary SchoolPrimary159m

Nearest stops

  • Star CottagesBus stop67m
  • The StarBus stop77m
  • Gardeners GreenBus stop641m
  • Rusper Court CottagesBus stop867m

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

Daytime· 07:00 – 23:00

42.8dB

Low
Night-time road noise heatmap for RH12 4PX

Night-time· 23:00 – 07:00

36.0dB

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-era1st Floor FlatEPC DPre-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 £955 · 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.
£356k

1 Agates House, Durrants Drive, Faygate

RH12 4AD

£394k

1 Cherry Tree Walk

RH12 4UJ

4 bed
£420k

1 Bostock Avenue

RH12 4EY

3 bed
£426k

1 Ashurst Close

RH12 4JN

3 bed1 bath
£440k

1 Bensons Farm Cottages, Wimland Road, Faygate

RH12 4SS

£442k

1 Ash Cottages, East Street, Rusper

RH12 4RB

3 bed1 bath
£442k

1 Broadwood Close

RH12 4JX

£274k

1 Bryce Close

RH12 4EF

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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 2 Normans Cottages is modelled from its 49 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH12 4PX. 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 2 Normans 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 2 Normans Cottages was lodged in November 2019 at band D and is valid until November 2029. 6 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 2 Normans 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 13 stops listed are measured in a straight line from RH12 4PX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Normans Cottages is in council tax band F. 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 2 Normans Cottages, High Street, Rusper, Horsham, RH12 4PX. Each answer is also embedded as structured data for search engines.

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