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Holly Cottage, Two Mile Ash Road, Horsham, RH13 0LA

3 sales on record

Estimated value

£717,000

  • Since the 2016 sale (£535,000)+34%
  • Against RH13 0LA's recent median (£1,190,000)-40%

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

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Floor area
108 m²
1163 sq ft
Energy rating
E
Score 42
Council tax
Band E
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

£717,000

  • Against its 2016 sale (£535,000)+34%
  • Against RH13 0LA's recent median (£1,190,000)-40%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Holly Cottage is modelled from its 108 m² EPC floor area, its 3 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

    108 m² from the EPC lodged in February 2014

  • Sales of this home

    3 sales recorded, the latest in 2016

  • Recent sales in RH13 0LA

    5 sales, median £1,190,000 (2026–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 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.

Sale price has grown by over 3x since 2000.

Sales timeline

  1. 2 February 2016Most recent

    £535,000

    +30.5%over 6 years

  2. 14 May 2009

    £410,000

    +160.2%over 9 years

  3. 25 February 2000

    £157,600

Median price across the last 5 sales in RH13 0LA: £1,190,000 (2026–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for Holly Cottage, 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

Overview

About Holly Cottage

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

Holly Cottage is a three-bedroom semi-detached house in Horsham (RH13 0LA). It has a recorded floor area of 108 m² (around 1163 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (February 2014) shows an E (score 42), well below the UK norm with real room to improve. When first surveyed in February 2014 the rating was G, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Very Poor to Poor and main heating went from Very Poor to Average. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on oil. The latest certificate is from February 2014, so improvements made since then won't be reflected.

11 years since the last transfer (February 2016). At 108 m² it's 29.7% smaller than the typical home in the postcode (154 m² median across 21 EPCs). Across 2000–2016, sale prices on this property compounded at 8% per year. Today's modelled estimate of £717,000 is 34% above the 2016 sale price.

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
  • Dining roomYes
  • Utility roomYes
  • EnsuiteYes
  • StudyYes

Outside

  • Private gardenYes
  • ParkingOff road
Before you decide

Everything you need to know about Holly Cottage

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

Larger development activity nearby

Pick your report · from £14.99

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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.

Holly Cottage's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 26 Feb 2024

Current Certificate(1 of 2)
Feb 2014

EPC Rating

A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
8.1 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 26 February 2024

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Feb 2014from Feb 2014
EPC improved fromG9toE42
Main Fuel
LPGOil

Fuel source changed

Hot Water
Very PoorPoor

Hot water efficiency improved

Planning

Planning history

Applications and permits filed against Holly Cottage, Two Mile Ash Road, Horsham, RH13 0LA, sourced from the PlanIt planning register.

Holly Cottage 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 Two Mile Ash Road homes

Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.

Habitable Rooms for Holly Cottage lags the street by a wide margin.

Price per m²

£4,954

Street avg £5,421

Below

Floor Area

108 m²

Street avg 190 m²

Below

Habitable Rooms

4 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

8.1 t/year

Street avg 9.5 t/year

Above
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

0.7 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.

Noise

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 road noise heatmap for RH13 0LA

Daytime· 07:00 – 23:00

44.0dB

Low
Night-time road noise heatmap for RH13 0LA

Night-time· 23:00 – 07:00

36.5dB

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

Victorian-eraSemi-Detached HouseEPC EPre-1919 buildNo mains gas

Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,220 · 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.
£550k

1 Holmbush Cottages, Hayes Lane, Slinfold

RH13 0SL

3 bed
£523k

1 Hayes Lane, Slinfold

RH13 0SQ

3 bed
£459k

1 Fairfield Cottages, Cross Lane, Barns Green

RH13 0TG

3 bed
£707k

1 Hillfield Cottages, Fulfords Road, Itchingfield

RH13 0NR

4 bed
£420k

1 Greenfield Road, Slinfold

RH13 0SF

3 bed
£390k

1 Barnes Wallis Avenue, Christs Hospital

RH13 0TJ

3 bed
£550k

1 Churchyard Cottages, Clapgate Lane, Slinfold

RH13 0QU

2 bed1 bath
£436k

1 Ark Cottages, Plumtree Cross Lane, Barns Green

RH13 0NS

2 bed

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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 Holly Cottage is modelled from its 108 m² EPC floor area, its 3 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. 3 sales are recorded for Holly Cottage. 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 Holly Cottage was lodged in February 2014 at band E and expired in February 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Holly Cottage. 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
Holly Cottage 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Holly Cottage, Two Mile Ash Road, Horsham, RH13 0LA. Each answer is also embedded as structured data for search engines.

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