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14 Smugglers Way, Barns Green, Horsham, RH13 0PP

Extendable

Estimated value

£464,000

  • Since the 2015 sale (£327,000)+42%
  • Against RH13 0PP's recent median (£450,000)+3%

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
Detached
Bedrooms
3
Bathroom
1
Floor area
106 m²
1141 sq ft
Energy rating
D
Score 66
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

£464,000

  • Against its 2015 sale (£327,000)+42%
  • Against RH13 0PP's recent median (£450,000)+3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 14 Smugglers Way is modelled from its 106 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 0PP. 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

    106 m² from the EPC lodged in February 2025

  • Sales of this home

    2 sales recorded, the latest in 2015

  • Recent sales in RH13 0PP

    5 sales, median £450,000 (2026–2022)

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.

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

Sales timeline

  1. 12 February 2015Most recent

    £327,000

    +13.1%over 3 years

  2. 6 October 2011

    £289,000

Median price across the last 5 sales in RH13 0PP: £450,000 (2026–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for 14 Smugglers Way, Barns Green, Horsham, RH13 0PP. 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 14 Smugglers Way

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

14 Smugglers Way is a three-bedroom detached house in Barns Green, Horsham, Horsham (RH13 0PP). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1976-1982 and council tax band E. The latest certificate (February 2025) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2011. Between certificates, roof efficiency went from Poor to Good, window efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 82), a 2-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot and a cul-de-sac position.

Last changed hands 11 years ago, in February 2015. Across 2011–2015, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £464,000 is 41.9% above the 2015 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
  • Bathrooms1
  • Dining roomYes
  • FireplaceYes

Outside

  • Private gardenYes
  • ParkingAllocated
  • Corner plotYes
  • Cul-de-sacYes

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about 14 Smugglers Way

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

Larger development activity nearby

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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Feb 2025

EPC Rating

A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 18 February 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2025from Jun 2011
Windows
AverageGood

Window efficiency improved

Roof Insulation
PartialInsulated

Roof insulation improved

Low Energy Lighting
57%93%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 14 Smugglers Way, Barns Green, Horsham, RH13 0PP, sourced from the PlanIt planning register.

14 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.

On the street

Versus other Smugglers Way homes

Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.

14 Smugglers Way outperforms the street on years held by a wide margin.

Price per m²

£3,085

Street avg £3,825

Below

Floor Area

106 m²

Street avg 113 m²

On par

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

3.8 t/year

Street avg 5.1 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

0.1 km

The Hordens — bus stop.

Closest school

0.2 km

Barns Green Primary School. 3 schools nearby.

Nearest schools

  • Barns Green Primary SchoolPrimary212m
  • Southwater Junior AcademyPrimary2.9km
  • Southwater Infant AcademyPrimary3.0km

Nearest stops

  • The HordensBus stop95m
  • Farm CloseBus stop221m
  • Parkers CornerBus stop284m
  • Recreation GroundBus stop366m

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 0PP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RH13 0PP

Daytime· 07:00 – 23:00

44.8dB

Low
Night-time road noise heatmap for RH13 0PP

Night-time· 23:00 – 07:00

36.4dB

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

Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,020 · 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.
£459k

1 Fairfield Cottages, Cross Lane, Barns Green

RH13 0TG

3 bed
£420k

1 Greenfield Road, Slinfold

RH13 0SF

3 bed
£523k

1 Hayes Lane, Slinfold

RH13 0SQ

3 bed
£550k

1 Holmbush Cottages, Hayes Lane, Slinfold

RH13 0SL

3 bed
£390k

1 Barnes Wallis Avenue, Christs Hospital

RH13 0TJ

3 bed
£436k

1 Ark Cottages, Plumtree Cross Lane, Barns Green

RH13 0NS

2 bed
£550k

1 Churchyard Cottages, Clapgate Lane, Slinfold

RH13 0QU

2 bed1 bath
£338k

1 Dog Barking Cottages, Two Mile Ash Road

RH13 0PG

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 14 Smugglers Way is modelled from its 106 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 0PP. 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. 2 sales are recorded for 14 Smugglers Way. 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 14 Smugglers Way was lodged in February 2025 at band D and is valid until February 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. None is matched to 14 Smugglers Way. 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 3 schools and 28 stops listed are measured in a straight line from RH13 0PP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
14 Smugglers Way 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 14 Smugglers Way, Barns Green, Horsham, RH13 0PP. Each answer is also embedded as structured data for search engines.

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