Model valuation£417,0008 Busby Close
Local market context
42 Smugglers Way, Barns Green, Horsham, RH13 0PP
1 planning record
Estimated value
£426,000
- Since the 2023 sale (£400,000)+7%
- Against RH13 0PP's recent median (£450,000)-5%
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
3
Bathroom
1
Floor area
86 m²
926 sq ft
Energy rating
E
Score 51
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
£426,000
- Against its 2023 sale (£400,000)+7%
- Against RH13 0PP's recent median (£450,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 42 Smugglers Way is modelled from its 86 m² EPC floor area, its 1 recorded sale 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
86 m² from the EPC lodged in September 2020
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in RH13 0PP
5 sales, median £450,000 (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.
42 Smugglers Way valuation sits well clear of the typical sold price in this postcode.
Sales timeline
20 April 2023Most recent
£400,000
Median price across the last 5 sales in RH13 0PP: £450,000 (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
£635,0002 Smugglers Way, Barns Green, Horsham, RH13 0PP
Sold Oct 2022
£450,0007 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 42 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 42 Smugglers Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
42 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 51.7% above the typical sold price in the postcode. Most recent transfer: April 2023 at £400,000.
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
Outside
- Private gardenFront and rear
- GarageYes
Building
- Heating systemElectric
Before you decide
Everything you need to know about 42 Smugglers Way
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
42 Smugglers Way's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Sept 2020EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
6.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 September 2030
Planning history
Applications and permits filed against 42 Smugglers Way, Barns Green, Horsham, RH13 0PP, sourced from the PlanIt planning register.
42 Smugglers Way has an approved single-storey rear extension on the planning record.
1 application on record at 42 Smugglers Way, Barns Green, Horsham, RH13 0PP
1decisions1extensions12documents6nearby
- Apr 2024ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of a single storey rear extension
- Documents
- 12 docs on file
- Reference
- DC/24/0399
Unlock 42 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 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Smugglers Way homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 42 Smugglers Way stands well clear of the street.
Price per m²
£4,651
Street avg £3,720
Floor Area
86 m²
Street avg 114 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
6.0 t/year
Street avg 4.9 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 EExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, 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.
£420k
1 Greenfield Road, Slinfold
RH13 0SF
3 bed
£459k
1 Fairfield Cottages, Cross Lane, Barns Green
RH13 0TG
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
£338k
1 Dog Barking Cottages, Two Mile Ash Road
RH13 0PG
2 bed
£550k
1 Churchyard Cottages, Clapgate Lane, Slinfold
RH13 0QU
2 bed1 bath
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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 42 Smugglers Way is modelled from its 86 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 42 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 42 Smugglers Way was lodged in September 2020 at band E and is valid until September 2030. 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 42 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
- 42 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 42 Smugglers Way, Barns Green, Horsham, RH13 0PP. Each answer is also embedded as structured data for search engines.
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