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

Property type
End terrace
Bedrooms
4
Floor area
125 m²
1345 sq ft
Energy rating
C
Score 75
Council tax
Band D
Tenure
Owner Occupied
Overview

About 55 Smugglers Way

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

55 Smugglers Way is a four-bedroom end-of-terrace house in Barns Green, Horsham, Horsham (RH13 0JY). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (February 2026) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since April 2013. Between certificates, roof efficiency went from Average to Good. The recommended improvements would push it to B (score 82). This certificate was lodged in the last six months, so the rating reflects current condition.

At 125 m² the property is well over the postcode median (70 m² across 10 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). Today's modelled estimate of £456,000 sits 65.8% above the 2014 sale of £275,000. On a £-per-square-foot basis, the last sale (£204/sq ft) was about 25.2% below the postcode norm. 12 years since the last transfer (July 2014).

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

  • Bedrooms4
  • Dining roomYes
  • Utility roomYes
  • CloakroomYes
  • EnsuiteYes
Before you decide

Everything you need to know about 55 Smugglers Way

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

Larger development activity nearby

Pick your report · every report is £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.

The EPC has just been inspected, so the rating reflects current condition.

Current Certificate(1 of 2)
Feb 2026

EPC Rating

A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Feb 2026from Apr 2013
Roof
AverageGood

Roof insulation improved

Low Energy Lighting
50%100%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryEnd-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 £695 · Includes VAT

Planning

Planning history

Applications and permits filed against 55 Smugglers Way, Barns Green, Horsham, RH13 0JY, sourced from the PlanIt planning register.

55 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.

55 Smugglers Way valuation sits well clear of the typical sold price in this postcode.

Current estimate

£456,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2014)

£275,000

Recorded with HM Land Registry.

Sales timeline

  1. 27 July 2014Most recent

    £275,000

Median price across the last 5 sales in RH13 0JY: £295,000 (2021–2014).

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.

Price per m² for 55 Smugglers Way lags the street by a wide margin.

Price per m²

£2,200

Street avg £3,877

Strongly below

Floor Area

125 m²

Street avg 72 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

2.8 t/year

Street avg 3.3 t/year

Above
Before you decide

Everything you need to know about 55 Smugglers Way

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

Larger development activity nearby

Pick your report · every report is £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.
£658k

1 Hillfield Cottages, Fulfords Road, Itchingfield

RH13 0NR

4 bed
£447k

1 Fairfield Cottages, Cross Lane, Barns Green

RH13 0TG

3 bed
£420k

1 Greenfield Road, Slinfold

RH13 0SF

3 bed
£401k

1 Barnes Wallis Avenue, Christs Hospital

RH13 0TJ

3 bed
£550k

1 Holmbush Cottages, Hayes Lane, Slinfold

RH13 0SL

3 bed
£568k

1 Hayes Lane, Slinfold

RH13 0SQ

3 bed
£446k

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

3/mo

Steady 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 55 Smugglers Way, Barns Green, Horsham, RH13 0JY. Each answer is also embedded as structured data for search engines.