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

EV chargerNotable views3 sales on record

Estimated value

£387,000

  • Since the 2017 sale (£283,000)+37%
  • Against RH13 0JY's recent median (£326,000)+19%

Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
63 m²
678 sq ft
Energy rating
D
Score 63
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£387,000

  • Against its 2017 sale (£283,000)+37%
  • Against RH13 0JY's recent median (£326,000)+19%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 48 Smugglers Way is modelled from its 63 m² EPC floor area, its 3 recorded sales 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

    63 m² from the EPC lodged in October 2016

  • Sales of this home

    3 sales recorded, the latest in 2017

  • Recent sales in RH13 0JY

    5 sales, median £326,000 (2026–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Price for 48 Smugglers Way has grown more than fourfold since the 1996 starting point.

Sales timeline

  1. 29 June 2017Most recent

    £283,000

    +204.5%over 17 years

  2. 26 November 1999

    £92,950

    +54.9%over 3 years

  3. 23 July 1996

    £60,000

Median price across the last 5 sales in RH13 0JY: £326,000 (2026–2019).

Risks

What this page doesn't show

1 potential issue has already been flagged for 48 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

Overview

About 48 Smugglers Way

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

48 Smugglers Way is a three-bedroom mid-terrace house in Barns Green, Horsham, Horsham (RH13 0JY). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to 1967-1975 and council tax band C. The property has an EV charger on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include notable views, outbuildings, attached land beyond the plot and a basement. Period features are noted in the property record. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position. The latest certificate (October 2016) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 86), a 2-band jump.

Across 1996–2017, sale prices on this property compounded at 7.7% per year. Today's modelled estimate of £387,000 is 36.7% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£417/sq ft) was about 45.9% above the typical sold price in the postcode. 9 years since the last transfer (June 2017). At 63 m² it's 15.4% smaller than the typical home in the postcode (75 m² median across 10 EPCs).

Specifications

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
  • Bathrooms1
  • Dining roomYes
  • Utility roomYes
  • CloakroomYes
  • EnsuiteYes
  • StudyYes
  • BasementYes

Outside

  • Private gardenEast-facing
  • GarageDouble, En bloc
  • Summer houseYes
  • OutbuildingsYes
  • LandYes
  • Notable viewsYes
  • Cul-de-sacYes

Building

  • Heating systemGas
  • EV chargerYes
  • Period featuresYes
  • Previously extendedYes
  • RefurbishedYes
Before you decide

Everything you need to know about 48 Smugglers Way

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 10 Oct 2026

Current Certificate
Oct 2016

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 10 October 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 48 Smugglers Way, Barns Green, Horsham, RH13 0JY, sourced from the PlanIt planning register.

48 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.

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.

48 Smugglers Way is notably below the street on floor area.

Price per m²

£4,492

Street avg £4,067

Above

Floor Area

63 m²

Street avg 78 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

3.1 t/year

Street avg 3.2 t/year

On par
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.

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.

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
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centuryMid-Terrace HouseEPC DExtended multiple times (2+ extensions)Solid (non-cavity) wallsPermanent outbuildings

Because the property has been extended more than once, has solid (non-cavity) walls, and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£390k

1 Barnes Wallis Avenue, Christs Hospital

RH13 0TJ

3 bed
£420k

1 Greenfield Road, Slinfold

RH13 0SF

3 bed
£459k

1 Fairfield Cottages, Cross Lane, Barns Green

RH13 0TG

3 bed
£523k

1 Hayes Lane, Slinfold

RH13 0SQ

3 bed
£550k

1 Holmbush Cottages, Hayes Lane, Slinfold

RH13 0SL

3 bed
£436k

1 Ark Cottages, Plumtree Cross Lane, Barns Green

RH13 0NS

2 bed
£338k

1 Dog Barking Cottages, Two Mile Ash Road

RH13 0PG

2 bed
£550k

1 Churchyard Cottages, Clapgate Lane, Slinfold

RH13 0QU

2 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 48 Smugglers Way is modelled from its 63 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 48 Smugglers Way. 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 48 Smugglers Way was lodged in October 2016 at band D and expired in October 2026, so a new one is needed to sell or let. 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 48 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
48 Smugglers Way is in council tax band C. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 48 Smugglers Way, Barns Green, Horsham, RH13 0JY. Each answer is also embedded as structured data for search engines.

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