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Get started42 Smugglers Way is a three-bedroom semi-detached house in Barns Green, Horsham, Horsham (RH13 0PP). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (September 2020) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 78), a 2-band jump. Main heating runs on oil.
One planning record on file: an extension approved in 2024. Past consents include an extension, meaningful when judging how the property has evolved. At 86 m² it's 18.9% smaller than the typical home in the postcode (106 m² median across 17 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 76% of similar EPCs). On a £-per-square-foot basis, the last sale (£432/sq ft) was about 52.8% above the typical sold price in the postcode. Most recent transfer: April 2023 at £400,000.
42 Smugglers Way's carbon output runs well above what efficient homes in the postcode produce.
42 Smugglers Way has an approved single-storey rear extension on the planning record.
Extension: Single storey · Rear of property
Erection of a single storey rear extension
42 Smugglers Way valuation sits well clear of the typical sold price in this postcode.
£435,000
Modelled from EPC, postcode comparables.
£400,000
Recorded with HM Land Registry.
On price per m², 42 Smugglers Way stands well clear of the street.
Price per m²
£4,651
Street avg £3,608
Floor Area
86 m²
Street avg 114 m²
Habitable Rooms
5 rooms
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.

Daytime· 07:00 – 23:00
44.8dB

21 April 2023Most recent
£400,000
Median price across the last 5 sales in RH13 0PP: £420,000 (2024–2021).
Street avg 6 rooms
CO₂ Emissions
6.0 t/year
Street avg 4.9 t/year
RH13 0SF
Closest school
0.2 km
Barns Green Primary School. 3 schools nearby.
Night-time· 23:00 – 07:00
36.4dB
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