Model valuation£417,0008 Busby Close
Local market context
23 Bedford Road, Horsham, RH13 5BL
3 sales on record1 planning record
Estimated value
£678,000
- Since the 2025 sale (£630,000)+8%
- Against RH13 5BL's recent median (£507,500)+34%
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
Bathrooms
3
Floor area
134 m²
1442 sq ft
Energy rating
D
Score 59
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
£678,000
- Against its 2025 sale (£630,000)+8%
- Against RH13 5BL's recent median (£507,500)+34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Bedford Road is modelled from its 134 m² EPC floor area, its 3 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
134 m² from the EPC lodged in September 2020
Sales of this home
3 sales recorded, the latest in 2025
Recent sales in RH13 5BL
5 sales, median £507,500 (2026–2020)
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 | 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.
Price for 23 Bedford Road has grown more than fourfold since the 1995 starting point.
Sales timeline
5 August 2025Most recent
£630,000
+18.9%over 4 years22 October 2020
£530,000
+446.4%over 25 years10 August 1995
£97,000
Median price across the last 5 sales in RH13 5BL: £507,500 (2026–2020).
What this page doesn't show
1 potential issue has already been flagged for 23 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 23 Bedford Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Bedford Road is a four-bedroom semi-detached house in Horsham (RH13 5BL). It has a recorded floor area of 134 m² (around 1442 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (September 2020) shows a D (score 59), a step below the typical UK home. When first surveyed in May 2014 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average, window efficiency went from Very Poor to Poor and hot-water efficiency went from Average to Good; while lighting dropped from Very Good to Good. The recommended improvements would lift it to B (score 81), a 2-band jump. Period features are noted in the property record.
One planning application is currently pending a decision in 2026. A recent sale: £630,000 in August 2025. Across 1995–2025, sale prices on this property compounded at 6.4% per year. On a £-per-square-foot basis, the last sale (£437/sq ft) was about 76.8% 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
- Bathrooms3
- EnsuiteYes
Outside
- Private gardenYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 23 Bedford Road
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.
23 Bedford Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Sept 2020
EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 September 2030
Property Improvements
Changes detected from historical EPC data
Dec 2015from May 2014
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
AverageGood
Hot water efficiency improved
Low Energy Lighting
100%0%
Low energy lighting percentage decreased
Sept 2020from Dec 2015
EPC improved fromE46toD59
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
0%69%
More low energy lighting installed
Planning history
Applications and permits filed against 23 Bedford Road, Horsham, RH13 5BL, sourced from the PlanIt planning register.
An application for a single-storey side extension is currently awaiting a decision.
1 application on record at 23 Bedford Road, Horsham, RH13 5BL
1 live now0decisions1extensions6documents3nearby
- Feb 2026ExtensionOutlineOutcome in report
Extension: Single storey · Side of property
Erection of a single storey side extension as an addition to existing rear extension. (Lawful Development Certificate - Proposed).
- Documents
- 6 docs on file
- Reference
- DC/26/0276
Unlock 23 Bedford Road, Horsham, RH13 5BL'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 3 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Bedford Road homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
23 Bedford Road is notably below the street on years held.
Price per m²
£4,701
Street avg £3,357
Floor Area
134 m²
Street avg 131 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
6.3 t/year
Street avg 6.9 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 DPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,155 · 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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3 bed2 bath
£861k
1 Bedford Road
RH13 5BL
6 bed
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Start your researchHow to read this page
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 23 Bedford Road is modelled from its 134 m² EPC floor area, its 3 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. 3 sales are recorded for 23 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 23 Bedford Road was lodged in September 2020 at band D and is valid until September 2030. 3 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 23 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
- 23 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 23 Bedford Road, Horsham, RH13 5BL. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 5BLSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- 23 Bedford Road, Horsham valuationHow the estimate is built and what moves it
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