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45 Smugglers Way, Barns Green, Horsham, RH13 0JY

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
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Overview

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

Pick your report · from £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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

9 years remaining
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryDetached HouseEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · Includes VAT

Planning

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.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on 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.

Current estimate

£413,000

Modelled from EPC, postcode comparables.

See how we calculated this

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).

On the street

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)

Strongly above

Floor Area

81 m²

Street avg 76 m²

Strongly above

CO₂ Emissions

2.5 t/year

Street avg 3.3 t/year

Strongly above

Habitable Rooms

5 rooms

Street avg 5 rooms

On par
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

Pick your report · from £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£420k

1 Greenfield Road, Slinfold

RH13 0SF

3 bed
£403k

1 Council Cottages, Hayes Lane, Slinfold

RH13 0SJ

£434k

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
Area

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.
Full Horsham report

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.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

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 road noise heatmap for RH13 0JY

Daytime· 07:00 – 23:00

44.6dB

Low
Night-time road noise heatmap for RH13 0JY

Night-time· 23:00 – 07:00

36.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

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.