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Get started18 Smugglers Way, Barns Green, Horsham, RH13 0PP
1 planning record
About 18 Smugglers Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
18 Smugglers Way is a four-bedroom detached house in Barns Green, Horsham, Horsham (RH13 0PP). It has a recorded floor area of 176 m² (around 1894 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (May 2012) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 74), a 2-band jump. The latest certificate is from May 2012, so improvements made since then won't be reflected. The home occupies a cul-de-sac position.
Sale prices here have outpaced Horsham HPI: 2.5% per year against 0% for the wider region. Today's modelled estimate of £539,000 sits 56.2% above the 2012 sale of £345,000. On a £-per-square-foot basis, the last sale (£182/sq ft) was about 36.1% below the postcode norm. One planning application is currently pending a decision in 2026. At 176 m² the property is well over the postcode median (106 m² across 17 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 76% of similar EPCs). Last changed hands 14 years ago, in July 2012.
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
- Bedrooms4
- Dining roomYes
Outside
- GarageYes
- Cul-de-sac
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
18 Smugglers Way'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This certificate is over 10 years old and is no longer valid.Expired 10 May 2022
Planning history
Applications and permits filed against 18 Smugglers Way, Barns Green, Horsham, RH13 0PP, sourced from the PlanIt planning register.
An application for a single-storey front extension is currently awaiting a decision.
- Feb 2026ExtensionFullPending
Extension: Single storey · Front of property
Erection of a first floor front extension.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
18 Smugglers Way valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£539,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.5% per year over 6 years.
Last sold (2012)
£345,000
Growth on file: 2.5% per year over 6 years.
Sales timeline
Versus other Smugglers Way homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
18 Smugglers Way is notably below the street on price per m².
Price per m²
£1,960
Street avg £3,787
Floor Area
176 m²
Street avg 109 m²
Habitable Rooms
7 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor 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.
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
0.1 km
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· 07:00 – 23:00
44.8dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 31 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about 18 Smugglers Way, Barns Green, Horsham, RH13 0PP. Each answer is also embedded as structured data for search engines.