Water Farm, Bashurst Hill, Itchingfield, Horsham, RH13 0PB
About Water Farm
Water Farm is a detached house in Itchingfield, Horsham, Horsham (RH13 0PB). It has a recorded floor area of 227 m² (around 2443 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (May 2025) shows an E (score 47), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since February 2014. Between certificates, roof efficiency went from Very Poor to Good and lighting went from Good to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Poor. The recommended improvements would push it to D (score 59). Main heating runs on lpg.
Across 2007–2018, sale prices on this property compounded at -28.6% per year. Today's modelled estimate of £985,000 sits 6466.7% above the 2018 sale of £15,000. On a £-per-square-foot basis, the last sale (£6/sq ft) was about 97.8% below the postcode norm. Most recent transfer: June 2018 at £15,000. Across the public record there are 5 sales, relatively high churn for a single property. 16 planning records sit against the property, 8 approved, 8 refused. Past consents include a garage conversion and an extension, meaningful when judging how the property has evolved.
Everything you need to know about Water Farm
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
Water Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Loft insulation installed or upgraded to 250mm+
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,495 · Includes VAT
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
16 applications on record at Water Farm, Bashurst Hill, Itchingfield, Horsham, RH13 0PB
- Feb 2006ExtensionFullOutcome in report
Extension: Single storey
3 dormer windows, erection of attached single garage, single -storey extension to side and accommodation in roofspace
- Reference
- DC/05/1693
- More recent applications — locked
- Change of UseNov 2017Decision
- ConditionsOct 2017Decision
+ 13 more applications in the report
Unlock Water Farm, Bashurst Hill, Itchingfield, Horsham, RH13 0PB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (16 on record)
- All 16 applications on this property in full, plus 6 notable nearby
- The 262 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Latest sale on Water Farm was the lowest on Land Registry record across the postcode.
£985,000
Modelled from EPC, postcode comparables and a sale-price growth of -28.6% per year over 11 years.
£15,000
Growth on file: -28.6% per year over 11 years.
Sales timeline
24 June 2018Most recent
£15,000
-25.0%29 April 2018
£20,000
-97.0%over 1 year6 February 2017
£660,000
+83.3%over 3 years15 September 2013
£360,000
-37.4%over 6 years23 August 2007
£575,000
Median price across the last 5 sales in RH13 0PB: £975,000 (2023–2007).
Nearby sales in RH13 0PB
Lion Lodge, Bashurst Hill, Itchingfield, Horsham, RH13 0PB
Sold Feb 2023
£2,150,000Drakes Keep, Bashurst Hill, Itchingfield, Horsham, RH13 0PB
Sold Oct 2013
£926,125The Oaks, Bashurst Hill, Itchingfield, Horsham, RH13 0PB
Sold Feb 2012
£950,000Toat Farm, Bashurst Hill, Itchingfield, Horsham, RH13 0PB
Sold Aug 2011
£2,000,000September Paddock, Bashurst Hill, Itchingfield, Horsham, RH13 0PB
Sold Oct 2007
£975,000
Versus other Bashurst Hill homes
Price per m² for Water Farm lags the street by a wide margin.
Price per m²
£66
Street avg £4,145
Floor Area
227 m²
Street avg 240 m²
Habitable Rooms
9 rooms
Street avg 7 rooms
CO₂ Emissions
6.6 t/year
Street avg 9.7 t/year
Everything you need to know about Water Farm
The true value, the hidden risks and the full sale history, in one report.
Pick your report · every report is £14.99
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The neighbourhood at a glance
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
1.2 km
Marlands — bus stop.
Closest school
1.8 km
Barns Green Primary School. 2 schools nearby.
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
Daytime· 07:00 – 23:00
43.5dB
Night-time· 23:00 – 07:00
36.9dB