Model valuation£417,0008 Busby Close
Local market context
Highcroft, Two Mile Ash Road, Horsham, RH13 0LA
Extendable4 sales on record4 planning records
Estimated value
£520,000
- Since the 2021 sale (£460,000)+13%
- Against RH13 0LA's recent median (£1,190,000)-56%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Floor area
75 m²
807 sq ft
Energy rating
E
Score 48
Council tax
Band E
Tenure
Owner Occupied
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
£520,000
- Against its 2021 sale (£460,000)+13%
- Against RH13 0LA's recent median (£1,190,000)-56%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Highcroft is modelled from its 75 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 0LA. 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
75 m² from the EPC lodged in January 2021
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in RH13 0LA
5 sales, median £1,190,000 (2026–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 applications | 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.
Sale price has grown by over 3x since 1999.
Sales timeline
26 May 2021Most recent
£460,000
+73.6%over 14 years17 July 2006
£265,000
+41.7%over 5 years7 September 2000
£187,000
+48.4%over 1 year7 April 1999
£126,000
Median price across the last 5 sales in RH13 0LA: £1,190,000 (2026–2023).
Nearby sales in RH13 0LA
Newlands, Two Mile Ash Road, Horsham, RH13 0LA
Sold Mar 2026
£1,650,000Lanaways Farm, Two Mile Ash Road, Horsham, RH13 0LA
Sold Mar 2025
£1,622,000Kirbys, Two Mile Ash Road, Horsham, RH13 0LA
Sold Nov 2024
£1,190,000Two Mile House, Two Mile Ash Road, Horsham, RH13 0LA
Sold Jul 2024
£610,000Bax Castle, Flat, Two Mile Ash Road, Horsham, RH13 0LA
Sold Nov 2023
£590,000
What this page doesn't show
1 potential issue has already been flagged for Highcroft, Two Mile Ash Road, Horsham, RH13 0LA. 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
About Highcroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Highcroft is a two-bedroom semi-detached house in Horsham (RH13 0LA). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (January 2021) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would lift it to A (score 103), a 4-band jump. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.
At 75 m² it sits well below the postcode median (154 m² across 21 EPCs), making it one of the more compact homes locally. Sold May 2021 for £460,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 1999–2021, sale prices on this property compounded at 6% per year. Today's modelled estimate of £520,000 is 13% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£570/sq ft) was about 34.2% above the typical sold price in the postcode.
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
- Bedrooms2
- Dining roomYes
Outside
- Private gardenRear
- DrivewayYes
- Cul-de-sacYes
Building
- Period featuresYes
- Extension potentialPossible
Before you decide
Everything you need to know about Highcroft
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jan 2021EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 18 January 2031
Planning history
Applications and permits filed against Highcroft, Two Mile Ash Road, Horsham, RH13 0LA, sourced from the PlanIt planning register.
Highcroft has 2 separate extension applications on the council record.
4 applications on record at Highcroft, Two Mile Ash Road, Horsham, RH13 0LA
4decisions3extensions28documents6nearby
- Jun 2019ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Prior Approval for the erection of a single-storey rear larger home extension, which would project 4m from the rear elevation, comprising a maximum height of 2.4m and an eaves height of 4m.
- Documents
- 6 docs on file
- Reference
- DC/19/0922
- More recent applications — locked
- ExtensionApr 2022Decision
- FullJul 2019Decision
+ 1 more application in the report
Unlock Highcroft, Two Mile Ash Road, Horsham, RH13 0LA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 6 notable nearby
- The 28 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Two Mile Ash Road homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Highcroft lags the street by a wide margin.
Price per m²
£6,133
Street avg £5,347
Floor Area
75 m²
Street avg 192 m²
Habitable Rooms
4 rooms
Street avg 7 rooms
CO₂ Emissions
4.7 t/year
Street avg 9.6 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
0.7 km
The Old Lodge — bus stop.
Closest school
1.3 km
Southwater Junior Academy. 8 schools nearby.
Nearest schools
- Southwater Junior AcademyPrimary1.3km
- Southwater Infant AcademyPrimary1.5km
- Castlewood Primary SchoolPrimary1.5km
- Arunside School, HorshamPrimary2.7km
Nearest stops
- The Old LodgeBus stop678m
- Infirmary DriveBus stop749m
- Warnham GateBus stop790m
- Southwater StreetBus stop835m
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 0LA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.0dB
Night-time· 23:00 – 07:00
36.5dB
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 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£550k
1 Churchyard Cottages, Clapgate Lane, Slinfold
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2 bed1 bath
£436k
1 Ark Cottages, Plumtree Cross Lane, Barns Green
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2 bed
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1 Dog Barking Cottages, Two Mile Ash Road
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2 bed
£523k
1 Hayes Lane, Slinfold
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3 bed
£550k
1 Holmbush Cottages, Hayes Lane, Slinfold
RH13 0SL
3 bed
£459k
1 Fairfield Cottages, Cross Lane, Barns Green
RH13 0TG
3 bed
£420k
1 Greenfield Road, Slinfold
RH13 0SF
3 bed
£390k
1 Barnes Wallis Avenue, Christs Hospital
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3 bed
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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 Highcroft is modelled from its 75 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 0LA. 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. 4 sales are recorded for Highcroft. 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 Highcroft was lodged in January 2021 at band E and is valid until January 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to Highcroft. 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 8 schools and 30 stops listed are measured in a straight line from RH13 0LA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Highcroft is in council tax band E. 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 Highcroft, Two Mile Ash Road, Horsham, RH13 0LA. Each answer is also embedded as structured data for search engines.
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- Highcroft, Two Mile Ash Road, Horsham valuationHow the estimate is built and what moves it
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