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35 Ryecroft Meadow, Mannings Heath, Horsham, RH13 6JN

5 sales on record2 planning records

Estimated value

£584,000

  • Since the 2025 sale (£590,000)-1%
  • Against RH13 6JN's recent median (£510,000)+15%

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

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
118 m²
1270 sq ft
Energy rating
D
Score 62
Council tax
Band F
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

£584,000

  • Against its 2025 sale (£590,000)-1%
  • Against RH13 6JN's recent median (£510,000)+15%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 35 Ryecroft Meadow is modelled from its 118 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RH13 6JN. 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

    118 m² from the EPC lodged in June 2024

  • Sales of this home

    5 sales recorded, the latest in 2025

  • Recent sales in RH13 6JN

    5 sales, median £510,000 (2026–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 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.

Sale price has at least doubled since 2003.

Sales timeline

  1. 25 March 2025Most recent

    £590,000

    +29.7%over 10 years

  2. 15 May 2014

    £455,000

    +5.2%over 2 years

  3. 21 November 2011

    £432,500

    +15.3%over 2 years

  4. 28 November 2008

    £375,000

    +56.3%over 5 years

  5. 25 September 2003

    £240,000

Median price across the last 5 sales in RH13 6JN: £510,000 (2026–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 35 Ryecroft Meadow, Mannings Heath, Horsham, RH13 6JN. 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 35 Ryecroft Meadow

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

35 Ryecroft Meadow is a four-bedroom detached house in Mannings Heath, Horsham, Horsham (RH13 6JN). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (June 2024) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in July 2022 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, hot-water efficiency went from Poor to Average and main heating went from Poor to Average; while roof efficiency dropped from Very Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 78). Main heating runs on oil. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.

At 118 m² the property is well over the postcode median (73 m² across 19 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold March 2025 for £590,000. Across the public record there are 5 sales, relatively high churn for a single property. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2003–2025, sale prices on this property compounded at 4.3% per year. On a £-per-square-foot basis, the last sale (£465/sq ft) was about 23.4% above the typical sold price in the postcode.

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

  • Bedrooms4
  • Bathrooms2
  • Dining roomYes
  • CloakroomYes
  • EnsuiteYes
  • FireplaceYes

Outside

  • Cul-de-sacYes

Building

  • Previously extendedYes
Before you decide

Everything you need to know about 35 Ryecroft Meadow

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.
Current Certificate(1 of 2)
Jun 2024

EPC Rating

A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 June 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2024from Jul 2022
EPC improved fromE49toD62
Main Fuel
LPGOil

Fuel source changed

Hot Water
PoorAverage

Hot water efficiency improved

Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Planning

Planning history

Applications and permits filed against 35 Ryecroft Meadow, Mannings Heath, Horsham, RH13 6JN, sourced from the PlanIt planning register.

Council records include a part-single-part-two-storey side and rear extension at 35 Ryecroft Meadow.

2 applications on record at 35 Ryecroft Meadow, Mannings Heath, Horsham, RH13 6JN

2decisions2extensions9documents6nearby
  1. Feb 2004
    ExtensionFull
    Outcome in report

    Extension: Part single, part two storey · Side and rear of property

    1st floor front/side and 2-storey side/rear extension

    Reference
    N/72/03
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 35 Ryecroft Meadow, Mannings Heath, Horsham, RH13 6JN's full planning history

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

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 6 notable nearby
  • The 9 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Ryecroft Meadow homes

Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.

35 Ryecroft Meadow outperforms the street on habitable rooms by a wide margin.

Price per m²

£5,000

Street avg £4,836

Above

Floor Area

118 m²

Street avg 80 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

5.2 t/year

Street avg 4.3 t/year

On par
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

Village Store — bus stop.

Closest school

2.0 km

Heron Way Primary School. 5 schools nearby.

Nearest schools

  • Heron Way Primary SchoolPrimary2.0km
  • Holy Trinity CofE Primary School, Lower BeedingPrimary2.2km
  • The Forest SchoolSecondary2.3km
  • Millais SchoolSecondary2.7km

Nearest stops

  • Village StoreBus stop128m
  • Village StoreBus stop152m
  • Church RoadBus stop193m
  • The Dun HorseBus stop287m

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 6JN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RH13 6JN

Daytime· 07:00 – 23:00

45.9dB

Low
Night-time road noise heatmap for RH13 6JN

Night-time· 23:00 – 07:00

38.6dB

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 3 Building Survey

Late 20th centuryDetached HouseEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£729k

1 Bens Acre

RH13 6LW

4 bed1 bath
£749k

1 Belloc Court, Manor Fields

RH13 6SF

4 bed2 bath
£777k

1 Cisswood Cottages, Sandygate Lane, Lower Beeding

RH13 6LR

4 bed
£778k

1 Britten Close

RH13 6RZ

4 bed
£780k

1 Bourne Hill Cottages, Kerves Lane

RH13 6RJ

4 bed1 bath
£527k

1 Carters Cottages, Handcross Road, Plummers Plain

RH13 6NX

3 bed2 bath
£446k

1 Butlers Road

RH13 6AJ

3 bed1 bath
£793k

1 Birch Grove, The Birches, Mannings Heath

RH13 6GG

3 bed2 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 35 Ryecroft Meadow is modelled from its 118 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RH13 6JN. 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. 5 sales are recorded for 35 Ryecroft Meadow. 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 35 Ryecroft Meadow was lodged in June 2024 at band D and is valid until June 2034. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 35 Ryecroft Meadow. 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 5 schools and 30 stops listed are measured in a straight line from RH13 6JN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
35 Ryecroft Meadow is in council tax band F. 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 35 Ryecroft Meadow, Mannings Heath, Horsham, RH13 6JN. Each answer is also embedded as structured data for search engines.

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