2 Pathfield Cottages, Cross Lane, Barns Green, Horsham, RH13 0QF

2 Pathfield Cottages is a three-bedroom semi-detached house in Barns Green, Horsham, Horsham (RH13 0QF). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (November 2022) shows a G (score 17), near the bottom of the EPC scale. Earlier certificates rated it E (September 2011); the latest reading is 2 bands lower. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to D (score 63), a 3-band jump. Main heating runs on electricity. Period features are noted in the property record. Records show the property has been extended at some point in its history. The home occupies a corner plot.

At 91 m² it's 27.8% smaller than the typical home in the postcode (126 m² median across 5 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2007–2012, sale prices on this property compounded at -1% per year. Today's modelled estimate of £463,000 sits 74.7% above the 2012 sale of £265,000. On a £-per-square-foot basis, the last sale (£271/sq ft) was about 24.6% below the postcode norm. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Last sold in September 2012, so it's been off the market for around 14 years.