2 Lancers Cottages, Forest Road, Colgate, Horsham, RH12 4SZ
About 2 Lancers Cottages
2 Lancers Cottages is a semi-detached house in Colgate, Horsham, Horsham (RH12 4SZ). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (June 2015) shows a G (score 9), near the bottom of the EPC scale. The rating has held steady at G across 2 certificates since September 2014. Between certificates, window efficiency went from Average to Good and lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 83), a 5-band jump. Main heating runs on wood logs. The latest certificate is from June 2015, so improvements made since then won't be reflected.
At 85 m² it sits well below the postcode median (133 m² across 6 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 2 Lancers Cottages
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
2 Lancers Cottages sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 Jun 2025
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating system changed
Changed to a more efficient fuel source
Window efficiency improved
More low energy lighting installed
Planning history
2 Lancers Cottages has no planning applications on record.
Notable planning nearby
6applications of note in the surrounding area
We flagged 1 thing worth checking at 2 Lancers Cottages
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
2 Lancers Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£412,000
Modelled from EPC, postcode comparables.
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
Everything we know about 2 Lancers Cottages, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Forest Road homes
EPC Rating for 2 Lancers Cottages lags the street by a wide margin.
EPC Rating
9 (G)
Street avg 43 (E)
Floor Area
85 m²
Street avg 128 m²
CO₂ Emissions
8.0 t/year
Street avg 8.1 t/year
Habitable Rooms
5 rooms
Street avg 6 rooms
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/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.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
43.3dB
Night-time· 23:00 – 07:00
36.0dB