Model valuation£417,0008 Busby Close
Local market context
11 Cissbury Close, Horsham, RH12 5JT
Extendable
Estimated value
£472,000
- Since the 2009 sale (£270,000)+75%
- Against RH12 5JT's recent median (£376,000)+26%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
85 m²
915 sq ft
Energy rating
C
Score 69
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
£472,000
- Against its 2009 sale (£270,000)+75%
- Against RH12 5JT's recent median (£376,000)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Cissbury Close is modelled from its 85 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 5JT. 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 March 2022
Sales of this home
2 sales recorded, the latest in 2009
Recent sales in RH12 5JT
5 sales, median £376,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | 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.
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
Sales timeline
27 March 2009Most recent
£270,000
-1.0%over 2 years14 June 2006
£272,599
Median price across the last 5 sales in RH12 5JT: £376,000 (2025–2021).
Nearby sales in RH12 5JT
What this page doesn't show
1 potential issue has already been flagged for 11 Cissbury Close, Horsham, RH12 5JT. 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 11 Cissbury Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Cissbury Close is a three-bedroom detached house in Horsham (RH12 5JT). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1991-1995 and council tax band E. The latest certificate (March 2022) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 84). Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.
Untraded for 17 years, with the last transfer in March 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £472,000 sits 74.8% above the 2009 sale of £270,000. On a £-per-square-foot basis, the last sale (£295/sq ft) was about 27.2% above the typical sold price in the postcode. At 85 m² it's 25% larger than the typical home in the postcode (68 m² median across 40 EPCs).
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
- Bedrooms3
- Bathrooms2
Outside
- Private gardenRear
- GarageYes
- Cul-de-sacYes
Building
- Heating systemElectric
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 11 Cissbury Close
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.
Current Certificate
Mar 2022EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 March 2032
Planning history
Applications and permits filed against 11 Cissbury Close, Horsham, RH12 5JT, sourced from the PlanIt planning register.
11 Cissbury Close has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cissbury Close homes
Four headline reads against 40 similar houses on this street, drawn from the latest EPC and Land Registry data.
11 Cissbury Close outperforms the street on floor area by a wide margin.
Price per m²
£3,176
Street avg £3,569
Floor Area
85 m²
Street avg 71 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 t/year
Street avg 2.7 t/year
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.
Rail-style transport is unusually close for this postcode.
Crime
276/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Bartholomew Way — bus stop.
Closest school
0.1 km
All Saints CofE Primary School, Horsham. 15 schools nearby.
Nearest schools
- All Saints CofE Primary School, HorshamPrimary150m
- St Robert Southwell Catholic Primary School, HorshamPrimary436m
- Oakfields Primary School, HorshamPrimary920m
- Holbrook Primary SchoolPrimary1.0km
Nearest stops
- Bartholomew WayBus stop137m
- Bartholomew Way ShopsBus stop151m
- Uppark GardensBus stop259m
- Standen PlaceBus stop280m
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 5JT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.0dB
Night-time· 23:00 – 07:00
41.1dB
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
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Late 20th centuryDetached HouseEPC C
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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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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 11 Cissbury Close is modelled from its 85 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH12 5JT. 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 11 Cissbury Close. 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 11 Cissbury Close was lodged in March 2022 at band C and is valid until March 2032. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 11 Cissbury Close. 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 15 schools and 30 stops listed are measured in a straight line from RH12 5JT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Cissbury Close 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 11 Cissbury Close, Horsham, RH12 5JT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RH12 5JTSold prices, values and energy ratings for the postcode
- RH 12 property marketPrices, postcodes, schools and transport across the district
- 11 Cissbury Close, Horsham valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales