Model valuation£417,0008 Busby Close
Local market context
52 Smugglers Way, Barns Green, Horsham, RH13 0JY
Estimated value
£342,000
- Since the 2020 sale (£295,000)+16%
- Against RH13 0JY's recent median (£326,000)+5%
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
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
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
£342,000
- Against its 2020 sale (£295,000)+16%
- Against RH13 0JY's recent median (£326,000)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 52 Smugglers Way is modelled from its 71 m² EPC floor area, its 1 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
71 m² from the EPC lodged in October 2015
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in RH13 0JY
5 sales, median £326,000 (2026–2017)
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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
6 March 2020Most recent
£295,000
Median price across the last 5 sales in RH13 0JY: £326,000 (2026–2017).
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
£358,00059 Smugglers Way, Barns Green, Horsham, RH13 0JY
Sold Aug 2019
£285,00048 Smugglers Way, Barns Green, Horsham, RH13 0JY
Sold Jun 2017
£283,000
What this page doesn't show
1 potential issue has already been flagged for 52 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
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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.
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
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 30 Oct 2025
Current Certificate
Oct 2015EPC 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
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.
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
Floor Area
71 m²
Street avg 77 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.4 t/year
Street avg 3.3 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.
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
Mid 20th centuryMid-Terrace 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.
£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
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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 52 Smugglers Way is modelled from its 71 m² EPC floor area, its 1 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. 1 sale is recorded for 52 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 52 Smugglers Way was lodged in October 2015 at band C and expired in October 2025, 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 52 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
- 52 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.
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.
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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
- 52 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