Model valuation£417,0008 Busby Close
Local market context
2 Lancers Cottages, Forest Road, Colgate, Horsham, RH12 4SZ
Estimated value
£465,000
- Against RH12 4SZ's recent median (£635,000)-27%
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
5
From EPC
Floor area
85 m²
915 sq ft
Energy rating
G
Score 9
Council tax
Band E
Tenure
Private Rental
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
£465,000
- Against RH12 4SZ's recent median (£635,000)-27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Lancers Cottages is modelled from its 85 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
85 m² from the EPC lodged in June 2015
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 Lancers 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 Lancers 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 Lancers Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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 8 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.
Before you decide
Everything you need to know about 2 Lancers 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 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
Current Certificate(1 of 2)
Jun 2015
EPC Rating
A
B
C
D
E
F
G
G9
Main Heating
Electric
Main Fuel
—
Hot Water
Very Poor
Windows
Good
CO2 Emissions
8.0 t/year
Occupancy
Rented
Certificate validity
Expired on 29 June 2025
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
Planning history
Applications and permits filed against 2 Lancers Cottages, Forest Road, Colgate, Horsham, RH12 4SZ, sourced from the PlanIt planning register.
2 Lancers 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.
EPC Rating for 2 Lancers Cottages lags the street by a wide margin.
EPC Rating
9 (G)
Street avg 42 (E)
Floor Area
85 m²
Street avg 123 m²
CO₂ Emissions
8.0 t/year
Street avg 7.6 t/year
Habitable Rooms
5 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-eraSemi-Detached HouseEPC GPre-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 £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£468k
1 Allingham Gardens
RH12 4US
£454k
1 Brushwood Road
RH12 4PE
£483k
1 Church Cottages, High Street, Rusper
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1 Ash Cottages, East Street, Rusper
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3 bed1 bath
£442k
1 Broadwood Close
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£440k
1 Bensons Farm Cottages, Wimland Road, Faygate
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£494k
1 Brockwell Cottage, Faygate Lane, Faygate
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3 bed2 bath
£506k
1 Braby Drive
RH12 4TJ
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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 Lancers Cottages is modelled from its 85 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 Lancers 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 Lancers Cottages was lodged in June 2015 at band G and expired in June 2025, so a new one is needed to sell or let. 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 2 Lancers 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 Lancers 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 Lancers Cottages, Forest Road, Colgate, Horsham, RH12 4SZ. Each answer is also embedded as structured data for search engines.
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- 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 Lancers Cottages, Forest Road, Colgate, Horsham valuationHow the estimate is built and what moves it
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