Skip to content
UK Property Looker

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

Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
71 m²
764 sq ft
Energy rating
C
Score 72
Council tax
Band C
Tenure
Private Rental
Get directions (opens in a new tab)
Overview

About 52 Smugglers Way

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

52 Smugglers Way is a three-bedroom mid-terrace house in Barns Green, Horsham, Horsham (RH13 0JY). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (October 2015) shows a C (score 72). The recommended improvements would push it to B (score 87). The latest certificate is from October 2015, so improvements made since then won't be reflected. Other recorded features include a conservatory.

Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). Today's modelled estimate of £342,000 is 15.9% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£386/sq ft) was about 41.3% above the typical sold price in the postcode. Last sale on file: £295,000 in March 2020.

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
  • ConservatoryYes

Outside

  • Private gardenYes
  • GarageEn bloc
Before you decide

Everything you need to know about 52 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.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 30 Oct 2025

Current Certificate
Oct 2015

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.4 t/year
Occupancy
Rented

Certificate validity

Expired on 30 October 2025

New assessment needed to sell or let
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Mid 20th centuryMid-Terrace 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 £595 · Includes VAT

Planning

Planning history

Applications and permits filed against 52 Smugglers Way, Barns Green, Horsham, RH13 0JY, sourced from the PlanIt planning register.

52 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Current estimate

£342,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2020)

£295,000

Recorded with HM Land Registry.

Sales timeline

  1. 6 March 2020Most recent

    £295,000

Median price across the last 5 sales in RH13 0JY: £326,000 (2026–2017).

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.

52 Smugglers Way outperforms the street on co₂ emissions by a wide margin.

Price per m²

£4,155

Street avg £4,109

Below

Floor Area

71 m²

Street avg 77 m²

On par

Habitable Rooms

4 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

2.4 t/year

Street avg 3.3 t/year

Strongly above
Before you decide

Everything you need to know about 52 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.
£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
£338k

1 Dog Barking Cottages, Two Mile Ash Road

RH13 0PG

2 bed
£436k

1 Ark Cottages, Plumtree Cross Lane, Barns Green

RH13 0NS

2 bed
£550k

1 Churchyard Cottages, Clapgate Lane, Slinfold

RH13 0QU

2 bed1 bath
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 52 Smugglers Way, Barns Green, Horsham, RH13 0JY. Each answer is also embedded as structured data for search engines.