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

3 planning records

Estimated value

£486,000

  • Since the 2017 sale (£400,000)+22%
  • Against RH13 0PP's recent median (£450,000)+8%

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
95 m²
1023 sq ft
Energy rating
E
Score 51
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

£486,000

  • Against its 2017 sale (£400,000)+22%
  • Against RH13 0PP's recent median (£450,000)+8%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 17 Smugglers Way is modelled from its 95 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

    95 m² from the EPC lodged in May 2015

  • Sales of this home

    2 sales recorded, the latest in 2017

  • 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
Planning1 of 3 applicationsFull 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.

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

Sales timeline

  1. 14 February 2017Most recent

    £400,000

    +72.0%over 13 years

  2. 14 July 2003

    £232,500

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 17 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 17 Smugglers Way

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

17 Smugglers Way is a three-bedroom detached house in Barns Green, Horsham, Horsham (RH13 0PP). It has a recorded floor area of 95 m² (around 1023 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (May 2015) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 81), a 3-band jump. The latest certificate is from May 2015, so improvements made since then won't be reflected.

3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 76% of similar EPCs). Across 2003–2017, sale prices on this property compounded at 4.1% per year. Today's modelled estimate of £486,000 is 21.5% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£391/sq ft) was about 37.3% above the typical sold price in the postcode. On the market in February 2017 and unlisted since — roughly 9 years.

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
Before you decide

Everything you need to know about 17 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.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 01 May 2025

Current Certificate
May 2015

EPC Rating

A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 1 May 2025

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 17 Smugglers Way, Barns Green, Horsham, RH13 0PP, sourced from the PlanIt planning register.

17 Smugglers Way has 3 separate extension applications on the council record.

3 applications on record at 17 Smugglers Way, Barns Green, Horsham, RH13 0PP

3decisions3extensions7documents6nearby
  1. Jun 2005
    ExtensionFull
    Outcome in report

    Extension: Two storey · Side of property

    2-storey side extension

    Reference
    DC/05/0996
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. ExtensionDecision

Unlock 17 Smugglers Way, Barns Green, Horsham, RH13 0PP's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (3 on record)
  • All 3 applications on this property in full, plus 6 notable nearby
  • The 7 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

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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.

17 Smugglers Way is notably below the street on epc rating.

Price per m²

£4,211

Street avg £3,750

Above

Floor Area

95 m²

Street avg 114 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

5.9 t/year

Street avg 4.9 t/year

Strongly below
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 2 HomeBuyer Report

Late 20th centuryDetached HouseEPC E

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · 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
£523k

1 Hayes Lane, Slinfold

RH13 0SQ

3 bed
£550k

1 Holmbush Cottages, Hayes Lane, Slinfold

RH13 0SL

3 bed
£420k

1 Greenfield Road, Slinfold

RH13 0SF

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 17 Smugglers Way is modelled from its 95 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 17 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 17 Smugglers Way was lodged in May 2015 at band E and expired in May 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 17 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
17 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 17 Smugglers Way, Barns Green, Horsham, RH13 0PP. Each answer is also embedded as structured data for search engines.

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