Model valuation£417,0008 Busby Close
Local market context
1 Pathfield Cottages, Cross Lane, Barns Green, Horsham, RH13 0QF
1 planning record
Estimated value
£482,000
- Since the 2025 sale (£475,000)+1%
- Against RH13 0QF's recent median (£675,000)-29%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
73 m²
786 sq ft
Energy rating
E
Score 50
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
£482,000
- Against its 2025 sale (£475,000)+1%
- Against RH13 0QF's recent median (£675,000)-29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Pathfield Cottages is modelled from its 73 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 0QF. 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
73 m² from the EPC lodged in July 2024
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in RH13 0QF
5 sales, median £675,000 (2020–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | 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.
Sales timeline
6 February 2025Most recent
£475,000
+39.7%over 10 years11 November 2014
£340,000
Median price across the last 5 sales in RH13 0QF: £675,000 (2020–2012).
Nearby sales in RH13 0QF
Cross Lane Cottage, Cross Lane, Barns Green, Horsham, RH13 0QF
Sold Aug 2020
£500,000Bower House, Cross Lane, Barns Green, Horsham, RH13 0QF
Sold Feb 2020
£830,000Gentians, Cross Lane, Barns Green, Horsham, RH13 0QF
Sold Jan 2019
£785,0002 Pathfield Cottages, Cross Lane, Barns Green, Horsham, RH13 0QF
Sold Sept 2012
£265,000
What this page doesn't show
1 potential issue has already been flagged for 1 Pathfield Cottages, Cross Lane, Barns Green, Horsham, RH13 0QF. 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 1 Pathfield Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Pathfield Cottages is a two-bedroom semi-detached house in Barns Green, Horsham, Horsham (RH13 0QF). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (July 2024) shows an E (score 50), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since August 2014. Between certificates, window efficiency went from Average to Good and lighting went from Average to Very Good; while roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on oil.
One planning application is currently pending a decision in 2026. At 73 m² it sits well below the postcode median (126 m² across 5 EPCs), making it one of the more compact homes locally. Across 2014–2025, sale prices on this property compounded at 3.3% per year. On a £-per-square-foot basis, the last sale (£605/sq ft) was about 106.4% above the typical sold price in the postcode. Most recent transfer: February 2025 at £475,000.
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
- Bedrooms2
- Bathrooms1
- Utility roomYes
- CloakroomYes
Outside
- Private gardenYes
- GarageDouble
Before you decide
Everything you need to know about 1 Pathfield Cottages
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Jul 2024
EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 July 2034
Property Improvements
Changes detected from historical EPC data
Jul 2024from Aug 2014
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against 1 Pathfield Cottages, Cross Lane, Barns Green, Horsham, RH13 0QF, sourced from the PlanIt planning register.
There is a planning application currently awaiting a decision.
1 application on record at 1 Pathfield Cottages, Cross Lane, Barns Green, Horsham, RH13 0QF
1 live now0decisions35documents6nearby
- Jan 2026New BuildFullOutcome in report
Erection of a two storey dwelling.
- Documents
- 35 docs on file
- Reference
- DC/26/0103
Unlock 1 Pathfield Cottages, Cross Lane, Barns Green, Horsham, RH13 0QF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 6 notable nearby
- The 35 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cross Lane homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 1 Pathfield Cottages runs well behind the street norm.
Price per m²
£6,507
Street avg £4,433
Floor Area
73 m²
Street avg 145 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
4.3 t/year
Street avg 7.0 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
Cross Lane — bus stop.
Closest school
1.0 km
Barns Green Primary School. 3 schools nearby.
Nearest schools
- Barns Green Primary SchoolPrimary973m
- Southwater Junior AcademyPrimary2.8km
- Southwater Infant AcademyPrimary2.8km
Nearest stops
- Cross LaneBus stop82m
- Saxon FarmBus stop357m
- Caravan ParkBus stop702m
- The HordensBus stop874m
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 0QF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.6dB
Night-time· 23:00 – 07:00
36.1dB
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
Early 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.
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1 Dog Barking Cottages, Two Mile Ash Road
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1 Hayes Lane, Slinfold
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£550k
1 Holmbush Cottages, Hayes Lane, Slinfold
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1 Greenfield Road, Slinfold
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1 Barnes Wallis Avenue, Christs Hospital
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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 1 Pathfield Cottages is modelled from its 73 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 0QF. 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. 2 sales are recorded for 1 Pathfield Cottages. 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 1 Pathfield Cottages was lodged in July 2024 at band E and is valid until July 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 1 Pathfield Cottages. 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 30 stops listed are measured in a straight line from RH13 0QF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Pathfield Cottages 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 1 Pathfield Cottages, Cross Lane, Barns Green, Horsham, RH13 0QF. Each answer is also embedded as structured data for search engines.
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