Model valuation£417,0008 Busby Close
Local market context
Water Farm, Bashurst Hill, Itchingfield, Horsham, RH13 0PB
5 sales on record16 planning records
Estimated value
£925,000
- Since the 2018 sale (£15,000)+6067%
- Against RH13 0PB's recent median (£975,000)-5%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
227 m²
2443 sq ft
Energy rating
E
Score 47
Council tax
Band G
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
£925,000
- Against its 2018 sale (£15,000)+6067%
- Against RH13 0PB's recent median (£975,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Water Farm is modelled from its 227 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RH13 0PB. 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
227 m² from the EPC lodged in May 2025
Sales of this home
5 sales recorded, the latest in 2018
Recent sales in RH13 0PB
5 sales, median £975,000 (2023–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 16 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.
Latest sale on Water Farm was the lowest on Land Registry record across the postcode.
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
What this page doesn't show
1 potential issue has already been flagged for Water Farm, Bashurst Hill, Itchingfield, Horsham, RH13 0PB. 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 Water Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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 £925,000 sits 6066.7% 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. 8 years since the last transfer (June 2018). 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.
Before you decide
Everything you need to know about Water Farm
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.
Water Farm's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
May 2025
EPC Rating
A
B
C
D
E
E47
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
6.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 May 2035
Property Improvements
Changes detected from historical EPC data
May 2025from Feb 2014
Hot Water
AveragePoor
Hot water efficiency decreased
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
50%100%
More low energy lighting installed
Planning history
Applications and permits filed against Water Farm, Bashurst Hill, Itchingfield, Horsham, RH13 0PB, sourced from the PlanIt planning register.
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
16decisions2extensions262documents6nearby
Flagged:SubdivisionChange of use
- 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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Versus other Bashurst Hill homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Water Farm lags the street by a wide margin.
Price per m²
£66
Street avg £4,290
Floor Area
227 m²
Street avg 236 m²
Habitable Rooms
9 rooms
Street avg 7 rooms
CO₂ Emissions
6.6 t/year
Street avg 8.7 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
1.2 km
Marlands — bus stop.
Closest school
1.8 km
Barns Green Primary School. 2 schools nearby.
Nearest schools
- Barns Green Primary SchoolPrimary1.8km
- Slinfold CofE Primary School and Pre SchoolPrimary2.8km
Nearest stops
- MarlandsBus stop1.2km
- Shelley's WoodBus stop1.2km
- Weston's FarmBus stop1.3km
- SandhillsBus stop1.5km
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 0PB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.5dB
Night-time· 23:00 – 07:00
36.9dB
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
Mid 20th centuryDetached HouseEPC EExtended multiple times (2+ extensions)No mains gas
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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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2 bed1 bath
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1 Holmbush Cottages, Hayes Lane, Slinfold
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3 bed
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1 Hayes Lane, Slinfold
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3 bed
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1 Bluecoat Pond, Christs Hospital
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£468k
1 Hilltop Cottages, Denne Park
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£466k
1 Fairlands Cottages, Annexe, Valewood Lane, Barns Green
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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 Water Farm is modelled from its 227 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RH13 0PB. 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. 5 sales are recorded for Water Farm. 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 Water Farm was lodged in May 2025 at band E and is valid until May 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 16 applications are matched to Water Farm. 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 2 schools and 30 stops listed are measured in a straight line from RH13 0PB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Water Farm is in council tax band G. 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 Water Farm, Bashurst Hill, Itchingfield, Horsham, RH13 0PB. Each answer is also embedded as structured data for search engines.
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