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13 Bedford Road, Horsham, RH13 5BL

Estimated value

£517,000

  • Since the 1999 sale (£145,000)+257%
  • Against RH13 5BL's recent median (£507,500)+2%

Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Floor area
98 m²
1055 sq ft
Energy rating
D
Score 57
Council tax
Band D
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

£517,000

  • Against its 1999 sale (£145,000)+257%
  • Against RH13 5BL's recent median (£507,500)+2%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Bedford Road is modelled from its 98 m² EPC floor area, its 1 recorded sale 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

    98 m² from the EPC lodged in February 2021

  • Sales of this home

    1 sale recorded, the latest in 1999

  • Recent sales in RH13 5BL

    5 sales, median £507,500 (2026–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

13 Bedford Road's estimated value is more than triple its earliest registered sale price (1999).

Sales timeline

  1. 18 July 1999Most recent

    £145,000

Median price across the last 5 sales in RH13 5BL: £507,500 (2026–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for 13 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

Overview

About 13 Bedford Road

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

13 Bedford Road is a three-bedroom semi-detached house in Horsham (RH13 5BL). It has a recorded floor area of 98 m² (around 1055 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (February 2021) shows a D (score 57), a step below the typical UK home. The rating has held steady at D across 2 certificates since February 2011. Between certificates, wall efficiency went from Very Poor to Average and roof efficiency went from Average to Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would lift it to B (score 82), a 2-band jump. Period features are noted in the property record.

Untraded for 27 years, with the last transfer in July 1999. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £517,000 sits 256.6% above the 1999 sale of £145,000. On a £-per-square-foot basis, the last sale (£137/sq ft) was about 45.2% below the postcode norm. At 98 m² it's 19% smaller than the typical home in the postcode (121 m² median across 14 EPCs).

Specifications

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
  • Dining roomYes
  • StudyYes

Outside

  • Private gardenYes

Building

  • Period featuresYes
Before you decide

Everything you need to know about 13 Bedford Road

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Feb 2021

EPC Rating

A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 4 February 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2021from Feb 2011
Heating Controls
FullProg + Stat

Heating controls changed

Hot Water
Very GoodGood

Hot water efficiency decreased

Windows
SinglePartial Double

Single glazing replaced with double or better glazing

Wall Insulation
Uninsulated SolidInsulated Cavity

Cavity wall insulation installed

Roof
AverageGood

Roof insulation improved

Planning

Planning history

Applications and permits filed against 13 Bedford Road, Horsham, RH13 5BL, sourced from the PlanIt planning register.

13 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.

On the street

Versus other Bedford Road homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

13 Bedford Road outperforms the street on years held by a wide margin.

Price per m²

£1,480

Street avg £3,650

Strongly below

Floor Area

98 m²

Street avg 134 m²

Strongly below

Habitable Rooms

6 rooms

Street avg 6 rooms

On par

CO₂ Emissions

5.1 t/year

Street avg 7.0 t/year

Above
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

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.

Noise

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 road noise heatmap for RH13 5BL

Daytime· 07:00 – 23:00

49.4dB

Low
Night-time road noise heatmap for RH13 5BL

Night-time· 23:00 – 07:00

40.3dB

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

Level 2 HomeBuyer Report

Early 20th centurySemi-Detached HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £795 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£503k

1 Boxall Walk, Brighton Road

RH13 5DL

3 bed
£443k

1 Burford Road

RH13 5SP

3 bed
£421k

1 Bethune Road

RH13 5JN

3 bed2 bath
£551k

1 Comptons Mead, Comptons Lane

RH13 5NW

4 bed2 bath
£437k

1 Bowes Close

RH13 5SZ

2 bed1 bath
£646k

1 Crawford Gardens

RH13 5AZ

4 bed3 bath
£393k

1 Barrington Road

RH13 5SN

2 bed
£712k

1 Bunting Close

RH13 5PA

4 bed1 bath

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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 13 Bedford Road is modelled from its 98 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 13 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 13 Bedford Road was lodged in February 2021 at band D and is valid until February 2031. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 13 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
13 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Bedford Road, Horsham, RH13 5BL. Each answer is also embedded as structured data for search engines.

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