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Get started2 Smugglers Way, Barns Green, Horsham, RH13 0PP
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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.
Sale prices here have outpaced Horsham HPI: 3.8% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£410/sq ft) was about 44% above the typical sold price in the postcode. 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.
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 garden
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This certificate is over 10 years old and is no longer valid.Expired 15 Nov 2022
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.
- Jul 2016ConservatoryFullGranted
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£454,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.8% per year over 16 years.
Last sold (2022)
£450,000
Growth on file: 3.8% per year over 16 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.
CO₂ Emissions for 2 Smugglers Way runs comfortably ahead of the street norm.
Price per m²
£4,412
Street avg £3,624
Floor Area
102 m²
Street avg 113 m²
Habitable Rooms
6 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
The Hordens — bus stop.
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 2 Smugglers Way, Barns Green, Horsham, RH13 0PP. Each answer is also embedded as structured data for search engines.