Model valuation£417,0008 Busby Close
Local market context
2 Smugglers Way, Barns Green, Horsham, RH13 0PP
Extendable4 sales on record1 planning record
Estimated value
£447,000
- Since the 2022 sale (£450,000)-1%
- Against RH13 0PP's recent median (£445,000)0%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathroom
1
Floor area
102 m²
1098 sq ft
Energy rating
C
Score 72
Council tax
Band D
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
£447,000
- Against its 2022 sale (£450,000)-1%
- Against RH13 0PP's recent median (£445,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Smugglers Way is modelled from its 102 m² EPC floor area, its 4 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
102 m² from the EPC lodged in November 2012
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in RH13 0PP
5 sales, median £445,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
16 October 2022Most recent
£450,000
+21.6%over 7 years30 July 2015
£370,000
+34.5%over 2 years7 February 2013
£275,000
+10.0%over 6 years10 November 2006
£250,000
Median price across the last 5 sales in RH13 0PP: £445,000 (2026–2021).
Nearby sales in RH13 0PP
41 Smugglers Way, Barns Green, Horsham, RH13 0PP
Sold Mar 2026
£445,0003 Smugglers Way, Barns Green, Horsham, RH13 0PP
Sold Jan 2026
£490,00029 Smugglers Way, Barns Green, Horsham, RH13 0PP
Sold Apr 2024
£635,00042 Smugglers Way, Barns Green, Horsham, RH13 0PP
Sold Apr 2023
£400,0007 Smugglers Way, Barns Green, Horsham, RH13 0PP
Sold Sept 2021
£420,000
What this page doesn't show
1 potential issue has already been flagged for 2 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
About 2 Smugglers Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Smugglers Way is a four-bedroom semi-detached house in Barns Green, Horsham, Horsham (RH13 0PP). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (November 2012) shows a C (score 72). The recommended improvements would push it to B (score 85). The latest certificate is from November 2012, so improvements made since then won't be reflected. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.
On energy efficiency it sits in the top 10% of properties in this postcode. Sold October 2022 for £450,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One planning record on file: an extension approved in 2016. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Across 2006–2022, sale prices on this property compounded at 3.8% per year. On a £-per-square-foot basis, the last sale (£410/sq ft) was about 43.8% above the typical sold price in the postcode.
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
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
- DrivewayYes
- Cul-de-sacYes
Building
- Central heatingYes
- Period featuresYes
- Extension potentialPossible
Before you decide
Everything you need to know about 2 Smugglers Way
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
2 Smugglers Way ranks among the most efficient homes in the postcode for energy use.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 Nov 2022
Current Certificate
Nov 2012EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 November 2022
Planning history
Applications and permits filed against 2 Smugglers Way, Barns Green, Horsham, RH13 0PP, sourced from the PlanIt planning register.
2 Smugglers Way has an approved rear extension on the planning record.
1 application on record at 2 Smugglers Way, Barns Green, Horsham, RH13 0PP
1decisions1extensions11documents6nearby
- Jul 2016ConservatoryFullOutcome in report
Extension: Rear of property
Proposed rear conservatory
Extension- Documents
- 11 docs on file
- Reference
- DC/16/1259
Unlock 2 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 (1 on record)
- All 1 application on this property in full, plus 6 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Smugglers Way homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 2 Smugglers Way runs comfortably ahead of the street norm.
Price per m²
£4,412
Street avg £3,736
Floor Area
102 m²
Street avg 113 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
2.9 t/year
Street avg 5.1 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
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.
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
Night-time· 23:00 – 07:00
36.4dB
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
Late 20th centurySemi-Detached HouseEPC CExtended 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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£707k
1 Hillfield Cottages, Fulfords Road, Itchingfield
RH13 0NR
4 bed
£459k
1 Fairfield Cottages, Cross Lane, Barns Green
RH13 0TG
3 bed
£420k
1 Greenfield Road, Slinfold
RH13 0SF
3 bed
£390k
1 Barnes Wallis Avenue, Christs Hospital
RH13 0TJ
3 bed
£523k
1 Hayes Lane, Slinfold
RH13 0SQ
3 bed
£550k
1 Holmbush Cottages, Hayes Lane, Slinfold
RH13 0SL
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
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 2 Smugglers Way is modelled from its 102 m² EPC floor area, its 4 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. 4 sales are recorded for 2 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 2 Smugglers Way was lodged in November 2012 at band C and expired in November 2022, 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. 1 application is matched to 2 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
- 2 Smugglers Way is in council tax band D. 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 2 Smugglers Way, Barns Green, Horsham, RH13 0PP. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RH13 0PPSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- 2 Smugglers Way, Barns Green, Horsham valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales