Model valuation£417,0008 Busby Close
Local market context
2 Forest Cottages, Forest Road, Colgate, Horsham, RH12 4SZ
Estimated value
£637,000
- Against RH12 4SZ's recent median (£635,000)0%
Newest record on this page: October 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
8
From EPC
Floor area
144 m²
1550 sq ft
Energy rating
F
Score 31
Council tax
Band E
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
£637,000
- Against RH12 4SZ's recent median (£635,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Forest Cottages is modelled from its 144 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RH12 4SZ. 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 December 2020
Sales of this home
No sale recorded since 1995
Recent sales in RH12 4SZ
5 sales, median £635,000 (2021–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2021 | 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.
2 Forest Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RH12 4SZ: £635,000 (2021–2015).
Nearby sales in RH12 4SZ
2 St Saviours Chase, Forest Road, Colgate, Horsham, RH12 4SZ
Sold Oct 2021
£635,000Oaks, Forest Road, Colgate, Horsham, RH12 4SZ
Sold Oct 2017
£835,0004 Fir Cottages, Forest Road, Colgate, Horsham, RH12 4SZ
Sold May 2017
£475,000Stone Cottage, Forest Road, Colgate, Horsham, RH12 4SZ
Sold Sept 2016
£790,000Forest Farm House, Forest Road, Colgate, Horsham, RH12 4SZ
Sold Dec 2015
£425,000
What this page doesn't show
1 potential issue has already been flagged for 2 Forest Cottages, Forest Road, Colgate, Horsham, RH12 4SZ. 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 2 Forest Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Forest Cottages is a semi-detached house in Colgate, Horsham, Horsham (RH12 4SZ). It has a recorded floor area of 144 m² (around 1550 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (December 2020) shows an F (score 31), near the bottom of the EPC scale. When first surveyed in September 2014 the rating was G, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good; while main heating dropped from Poor to Very Poor. The recommended improvements would lift it to D (score 64), a 2-band jump. Main heating runs on lpg.
At 144 m² the property is well over the postcode median (104 m² across 8 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about 2 Forest Cottages
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.
2 Forest Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Dec 2020
EPC Rating
A
B
C
D
E
F
F31
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Average
CO2 Emissions
6.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 December 2030
Property Improvements
Changes detected from historical EPC data
Jun 2015from Sept 2014
Heating System
Gas BoilerRoom Heaters
Heating system changed
Main Fuel
Solid FuelWood
Changed to a more efficient fuel source
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
44%70%
More low energy lighting installed
Dec 2020from Jun 2015
EPC improved fromG9toF31
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
WoodLPG
Fuel source changed
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
70%33%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 2 Forest Cottages, Forest Road, Colgate, Horsham, RH12 4SZ, sourced from the PlanIt planning register.
2 Forest Cottages 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 Forest Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 2 Forest Cottages stands well clear of the street.
EPC Rating
31 (F)
Street avg 39 (F)
Floor Area
144 m²
Street avg 116 m²
CO₂ Emissions
6.6 t/year
Street avg 7.8 t/year
Habitable Rooms
8 rooms
Street avg 6 rooms
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
0.5 km
The Dragon — bus stop.
Closest school
0.2 km
Colgate Primary School. 3 schools nearby.
Nearest schools
- Colgate Primary SchoolPrimary225m
- Kilnwood Vale Primary SchoolPrimary2.1km
- The Bewbush AcademyPrimary2.6km
Nearest stops
- The DragonBus stop468m
- Beacon HillBus stop687m
- Faygate ForestBus stop1.0km
- Roffey Park InstituteBus stop1.5km
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 4SZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.3dB
Night-time· 23:00 – 07:00
36.0dB
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 3 Building Survey
Victorian-eraDetached HouseEPC FPre-1919 buildNo mains gas
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · 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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3 bed2 bath
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1 Canonbury Villas, Lambs Green, Rusper
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£539k
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1 Amberley Road
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£512k
1 Beech Road
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4 bed1 bath
£506k
1 Braby Drive
RH12 4TJ
£821k
1 Chalice Walk, High Street, Rusper
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£494k
1 Brockwell Cottage, Faygate Lane, Faygate
RH12 4SH
3 bed2 bath
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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 2 Forest Cottages is modelled from its 144 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RH12 4SZ. 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. No sale is recorded for 2 Forest Cottages, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Forest Cottages was lodged in December 2020 at band F and is valid until December 2030. 3 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 2 Forest 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 3 schools and 30 stops listed are measured in a straight line from RH12 4SZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Forest Cottages is in council tax band E. 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 2 Forest Cottages, Forest Road, Colgate, Horsham, RH12 4SZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RH12 4SZSold prices, values and energy ratings for the postcode
- RH 12 property marketPrices, postcodes, schools and transport across the district
- 2 Forest Cottages, Forest Road, Colgate, Horsham valuationHow the estimate is built and what moves it
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