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Cobwebs Cottages, Emms Lane, Brooks Green, Horsham, RH13 0TR

EPC B3 planning records

Estimated value

£895,000

  • Since the 2023 sale (£656,000)+36%
  • Against RH13 0TR's recent median (£887,500)+1%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Floor area
170 m²
1830 sq ft
Energy rating
B
Score 83
Tenure
Owner Occupied
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Valuation

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

£895,000

  • Against its 2023 sale (£656,000)+36%
  • Against RH13 0TR's recent median (£887,500)+1%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Cobwebs Cottages is modelled from its 170 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 0TR. 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

    170 m² from the EPC lodged in July 2025

  • Sales of this home

    1 sale recorded, the latest in 2023

  • Recent sales in RH13 0TR

    5 sales, median £887,500 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Cobwebs Cottages valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 31 January 2023Most recent

    £656,000

Median price across the last 5 sales in RH13 0TR: £887,500 (2025–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for Cobwebs Cottages, Emms Lane, Brooks Green, Horsham, RH13 0TR. 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

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Overview

About Cobwebs Cottages

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Cobwebs Cottages is a detached house in Brooks Green, Horsham, Horsham (RH13 0TR). It has a recorded floor area of 170 m² (around 1830 sq ft) and construction records dating it to 2024. The latest certificate (July 2025) returns a B (score 83), comfortably above the UK average. When first surveyed in August 2022 the rating was F, the property has climbed 4 bands since. Between certificates, wall efficiency went from Poor to Very Good, roof efficiency went from Average to Very Good and window efficiency went from Good to Very Good. Main heating runs on electricity: electricity, unspecified tariff.

At 170 m² it's 16.4% larger than the typical home in the postcode (146 m² median across 20 EPCs). Its energy rating outperforms most of the postcode (better than 85% of similar EPCs). Today's modelled estimate of £895,000 is 36.4% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£358/sq ft) was about 16.7% above the typical sold price in the postcode. 3 planning records sit against the property, 2 approved, 0 refused. Most recent transfer: January 2023 at £656,000.

Before you decide

Everything you need to know about Cobwebs Cottages

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Cobwebs Cottages's carbon output is low for the local stock.

Current Certificate(1 of 2)
Jul 2025

EPC Rating

A
B
B83
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Very Good
CO2 Emissions
0.5 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 8 July 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Jul 2025from Aug 2022
EPC improved fromF36toB83
Heating System
Gas BoilerHeat Pump

Heat pump installed, significantly improving energy efficiency

Main Fuel
OilElectric

Changed to a more efficient fuel source

Heating Controls
FullFull Control

Heating controls upgraded for better temperature management

Windows
Full DoubleHigh Performance

High performance glazing installed

Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting
40%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Cobwebs Cottages, Emms Lane, Brooks Green, Horsham, RH13 0TR, sourced from the PlanIt planning register.

3 applications on record at Cobwebs Cottages, Emms Lane, Brooks Green, Horsham, RH13 0TR

3decisions60documents6nearby
  1. Feb 2024
    Demolition And RebuildFull
    Outcome in report

    Demolition of existing cottage and erection of single storey replacement dwelling and associated outbuilding.

    Documents
    36 docs on file
    Reference
    DC/23/1667
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. ConditionsDecision

Unlock Cobwebs Cottages, Emms Lane, Brooks Green, Horsham, RH13 0TR's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (3 on record)
  • All 3 applications on this property in full, plus 6 notable nearby
  • The 60 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Emms Lane homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

On co₂ emissions, Cobwebs Cottages stands well clear of the street.

Price per m²

£3,859

Street avg £4,164

Below

Floor Area

170 m²

Street avg 206 m²

On par

CO₂ Emissions

0.5 t/year

Street avg 8.2 t/year

Strongly above

Years Held

4 years

Street avg 10 years

Below
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.
Full Horsham report

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

Caravan Park — bus stop.

Closest school

1.7 km

Barns Green Primary School. 2 schools nearby.

Nearest schools

  • Barns Green Primary SchoolPrimary1.7km
  • William Penn SchoolPrimary2.5km

Nearest stops

  • Caravan ParkBus stop67m
  • Emms LaneBus stop178m
  • Coolham Road junctionBus stop399m
  • Saxon FarmBus stop409m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RH13 0TR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RH13 0TR

Daytime· 07:00 – 23:00

43.3dB

Low
Night-time road noise heatmap for RH13 0TR

Night-time· 23:00 – 07:00

36.4dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Snagging Report

21st centuryDetached BungalowEPC BRecent new build

Because the property was built within the last two years, we believe a snagging report is more appropriate for this property than a home survey.

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£721k

1 Brick Lane, Slinfold

RH13 0BE

£707k

1 Hillfield Cottages, Fulfords Road, Itchingfield

RH13 0NR

4 bed
£550k

1 Churchyard Cottages, Clapgate Lane, Slinfold

RH13 0QU

2 bed1 bath
£550k

1 Holmbush Cottages, Hayes Lane, Slinfold

RH13 0SL

3 bed
£523k

1 Hayes Lane, Slinfold

RH13 0SQ

3 bed
£507k

1 Bluecoat Pond, Christs Hospital

RH13 0NW

£468k

1 Hilltop Cottages, Denne Park

RH13 0AY

£466k

1 Fairlands Cottages, Annexe, Valewood Lane, Barns Green

RH13 0QJ

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Cobwebs Cottages is modelled from its 170 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 0TR. 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 Cobwebs 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 Cobwebs Cottages was lodged in July 2025 at band B and is valid until July 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Cobwebs 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 2 schools and 26 stops listed are measured in a straight line from RH13 0TR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Cobwebs Cottages, Emms Lane, Brooks Green, Horsham, RH13 0TR. Each answer is also embedded as structured data for search engines.

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