Model valuation£417,0008 Busby Close
Local market context
45 Smugglers Way, Barns Green, Horsham, RH13 0JY
Estimated value
£413,000
- Against RH13 0JY's recent median (£326,000)+27%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
81 m²
872 sq ft
Energy rating
C
Score 72
Council tax
Band D
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
£413,000
- Against RH13 0JY's recent median (£326,000)+27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Smugglers Way is modelled from its 81 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RH13 0JY. 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
81 m² from the EPC lodged in January 2026
Sales of this home
No sale recorded since 1995
Recent sales in RH13 0JY
5 sales, median £326,000 (2026–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | 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.
45 Smugglers Way 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 RH13 0JY: £326,000 (2026–2019).
Nearby sales in RH13 0JY
55 Smugglers Way, Barns Green, Horsham, RH13 0JY
Sold Jun 2026
£520,00051 Smugglers Way, Barns Green, Horsham, RH13 0JY
Sold May 2026
£326,00047 Smugglers Way, Barns Green, Horsham, RH13 0JY
Sold Mar 2021
£358,00052 Smugglers Way, Barns Green, Horsham, RH13 0JY
Sold Mar 2020
£295,00059 Smugglers Way, Barns Green, Horsham, RH13 0JY
Sold Aug 2019
£285,000
What this page doesn't show
1 potential issue has already been flagged for 45 Smugglers Way, Barns Green, Horsham, RH13 0JY. 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 45 Smugglers Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Smugglers Way is a detached house in Barns Green, Horsham, Horsham (RH13 0JY). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (January 2026) shows a C (score 72). The rating has held steady at C across 2 certificates since January 2026.
At 81 m² it's 16.1% larger than the typical home in the postcode (70 m² median across 10 EPCs). Its energy rating outperforms most of the postcode (better than 70% of similar EPCs).
Before you decide
Everything you need to know about 45 Smugglers Way
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(1 of 2)
Jan 2026
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 January 2036
Planning history
Applications and permits filed against 45 Smugglers Way, Barns Green, Horsham, RH13 0JY, sourced from the PlanIt planning register.
45 Smugglers Way 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 Smugglers Way homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 45 Smugglers Way stands well clear of the street.
EPC Rating
72 (C)
Street avg 64 (D)
Floor Area
81 m²
Street avg 76 m²
CO₂ Emissions
2.5 t/year
Street avg 3.3 t/year
Habitable Rooms
5 rooms
Street avg 5 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
118/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Farm Close — bus stop.
Closest school
0.3 km
Barns Green Primary School. 1 school nearby.
Nearest schools
- Barns Green Primary SchoolPrimary328m
Nearest stops
- Farm CloseBus stop176m
- The HordensBus stop181m
- Parkers CornerBus stop397m
- Recreation GroundBus stop468m
Most reported crime locally
- Violence & Sexual Offences646 reports36%
- Anti-social Behaviour339 reports19%
- Criminal Damage & Arson170 reports10%
- Public Order135 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 RH13 0JY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.6dB
Night-time· 23:00 – 07:00
36.3dB
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 2 HomeBuyer Report
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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1 Council Cottages, Hayes Lane, Slinfold
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1 Greenfield Farm, Valewood Lane, Barns Green
RH13 0QJ
£436k
1 Ark Cottages, Plumtree Cross Lane, Barns Green
RH13 0NS
2 bed
£390k
1 Barnes Wallis Avenue, Christs Hospital
RH13 0TJ
3 bed
£452k
1 Hillview Cottages, Emms Lane, Barns Green
RH13 0QH
£457k
1 Bramble Close, Barns Green
RH13 0AW
£459k
1 Fairfield Cottages, Cross Lane, Barns Green
RH13 0TG
3 bed
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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 45 Smugglers Way is modelled from its 81 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RH13 0JY. 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 45 Smugglers Way, 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 45 Smugglers Way was lodged in January 2026 at band C and is valid until January 2036. 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 45 Smugglers Way. 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 23 stops listed are measured in a straight line from RH13 0JY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 45 Smugglers Way is in council tax band D. 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 45 Smugglers Way, Barns Green, Horsham, RH13 0JY. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RH13 0JYSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- 45 Smugglers Way, Barns Green, Horsham valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales