Model valuation£417,0008 Busby Close
Local market context
11 Bedford Road, Horsham, RH13 5BL
4 sales on record
Estimated value
£553,000
- Since the 2017 sale (£435,000)+27%
- Against RH13 5BL's recent median (£507,500)+9%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathroom
1
Floor area
99 m²
1066 sq ft
Energy rating
F
Score 34
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
£553,000
- Against its 2017 sale (£435,000)+27%
- Against RH13 5BL's recent median (£507,500)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Bedford Road is modelled from its 99 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 5BL. 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
99 m² from the EPC lodged in November 2015
Sales of this home
4 sales recorded, the latest in 2017
Recent sales in RH13 5BL
5 sales, median £507,500 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
11 Bedford Road has more than quadrupled in price since its earliest registered sale in 1995.
Sales timeline
11 April 2017Most recent
£435,000
+7.9%over 1 year2 March 2016
£403,000
+79.1%over 14 years20 June 2001
£225,000
+136.8%over 5 years15 October 1995
£95,000
Median price across the last 5 sales in RH13 5BL: £507,500 (2026–2021).
What this page doesn't show
1 potential issue has already been flagged for 11 Bedford Road, Horsham, RH13 5BL. 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 11 Bedford Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Bedford Road is a four-bedroom semi-detached house in Horsham (RH13 5BL). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (November 2015) shows an F (score 34), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 80), a 3-band jump. The latest certificate is from November 2015, so improvements made since then won't be reflected.
At 99 m² it's 18.2% smaller than the typical home in the postcode (121 m² median across 14 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Last sold in April 2017, so it's been off the market for around 9 years. Across the public record there are 4 sales, relatively high churn for a single property. Across 1995–2017, sale prices on this property compounded at 7.3% per year. Today's modelled estimate of £553,000 is 27.1% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£408/sq ft) was about 64% above the typical sold price in the postcode.
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
- Bedrooms4
- Bathrooms1
Before you decide
Everything you need to know about 11 Bedford Road
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
11 Bedford Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Nov 2025
Current Certificate
Nov 2015EPC Rating
A
B
C
D
E
F
F34
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
8.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 November 2025
Planning history
Applications and permits filed against 11 Bedford Road, Horsham, RH13 5BL, sourced from the PlanIt planning register.
11 Bedford Road has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Bedford Road homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 11 Bedford Road runs well behind the street norm.
Price per m²
£4,394
Street avg £3,385
Floor Area
99 m²
Street avg 134 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
8.6 t/year
Street avg 6.7 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.
Rail-style transport is unusually close for this postcode.
Crime
118/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Clarence Road — bus stop.
Closest school
0.8 km
St Mary's CofE (Aided) Primary School. 18 schools nearby.
Nearest schools
- St Mary's CofE (Aided) Primary SchoolPrimary767m
- The Forest SchoolSecondary889m
- Millais SchoolSecondary913m
- Kingslea Primary SchoolPrimary1.1km
Nearest stops
- Clarence RoadBus stop123m
- Melksham CloseBus stop297m
- Elm GroveBus stop300m
- Denne RoadBus stop326m
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 5BL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.4dB
Night-time· 23:00 – 07:00
40.3dB
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
Victorian-eraSemi-Detached HouseEPC FPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,085 · 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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£443k
1 Burford Road
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1 Bethune Road
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£437k
1 Bowes Close
RH13 5SZ
2 bed1 bath
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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 11 Bedford Road is modelled from its 99 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 5BL. 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. 4 sales are recorded for 11 Bedford Road. 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 11 Bedford Road was lodged in November 2015 at band F and expired in November 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 11 Bedford Road. 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 18 schools and 30 stops listed are measured in a straight line from RH13 5BL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Bedford Road 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 11 Bedford Road, Horsham, RH13 5BL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RH13 5BLSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- 11 Bedford Road, Horsham valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales