Model valuation£417,0008 Busby Close
Local market context
22 Gaggle Wood, Mannings Heath, Horsham, RH13 6JR
EPC B3 planning records
Estimated value
£1,112,000
- Since the 2022 sale (£1,008,000)+10%
- Against RH13 6JR's recent median (£365,000)+205%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathrooms
5
Floor area
245 m²
2637 sq ft
Energy rating
B
Score 83
Council tax
Band E
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
£1,112,000
- Against its 2022 sale (£1,008,000)+10%
- Against RH13 6JR's recent median (£365,000)+205%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Gaggle Wood is modelled from its 245 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 6JR. 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
245 m² from the EPC lodged in November 2019
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in RH13 6JR
5 sales, median £365,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | 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.
22 Gaggle Wood has more than doubled in price since the earliest registered sale in 2015.
Sales timeline
7 July 2022Most recent
£1,008,000
+196.5%over 6 years27 November 2015
£340,000
Median price across the last 5 sales in RH13 6JR: £365,000 (2025–2020).
Nearby sales in RH13 6JR
Gagglewood, Flat B, Gaggle Wood, Mannings Heath, Horsham, RH13 6JR
Sold Dec 2025
£120,000Grouselands, Gaggle Wood, Mannings Heath, Horsham, RH13 6JR
Sold Jun 2024
£660,00011 Gaggle Wood, Mannings Heath, Horsham, RH13 6JR
Sold Jan 2024
£365,000Westlands, Gaggle Wood, Mannings Heath, Horsham, RH13 6JR
Sold Sept 2022
£1,200,0009 Gaggle Wood, Mannings Heath, Horsham, RH13 6JR
Sold Feb 2020
£365,000
What this page doesn't show
1 potential issue has already been flagged for 22 Gaggle Wood, Mannings Heath, Horsham, RH13 6JR. 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 22 Gaggle Wood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Gaggle Wood is a five-bedroom detached house in Mannings Heath, Horsham, Horsham (RH13 6JR). It has a recorded floor area of 245 m² (around 2637 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (November 2019) returns a B (score 83), comfortably above the UK average. When first surveyed in October 2015 the rating was G, the property has climbed 5 bands since. Between certificates, wall efficiency went from Good to Very Good, roof efficiency went from Very Poor to Good and window efficiency went from Average to Very Good. Main heating runs on electricity: electricity, unspecified tariff. Other recorded features include outbuildings.
At 245 m² the property is well over the postcode median (77 m² across 22 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2015–2022, sale prices on this property compounded at 17.9% per year. Today's modelled estimate of £1,112,000 is 10.3% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£382/sq ft) was about 40% above the typical sold price in the postcode. Most recent transfer: July 2022 at £1,008,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms5
- Bathrooms5
- Dining roomYes
- Utility roomYes
- EnsuiteYes
Outside
- Private gardenRear
- DrivewayYes
- OutbuildingsYes
Before you decide
Everything you need to know about 22 Gaggle Wood
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.
22 Gaggle Wood ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Nov 2019
EPC Rating
A
B
B83
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Very Good
CO2 Emissions
3.1 t/year
Occupancy
—
Certificate validity
Valid until 27 November 2029
Property Improvements
Changes detected from historical EPC data
Nov 2019from Oct 2015
EPC improved fromG16toB83
Heating System
Storage HeatersHeat Pump
Heat pump installed, significantly improving energy efficiency
Heating Controls
ManualFull Control
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
Full DoubleHigh Performance
High performance glazing installed
Walls
GoodVery Good
Wall insulation improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
43%100%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Gaggle Wood, Mannings Heath, Horsham, RH13 6JR, sourced from the PlanIt planning register.
22 Gaggle Wood has an approved extension on the planning record.
3 applications on record at 22 Gaggle Wood, Mannings Heath, Horsham, RH13 6JR
3decisions1extensions67documents6nearby
Flagged:Retrospective
- Jul 2016ExtensionFullOutcome in report
Roof extension to provide additional accommodation
- Documents
- 18 docs on file
- Reference
- DC/16/1219
- More recent applications — locked
- ConditionsNov 2019Decision
- Demolition And RebuildJul 2017Decision
Unlock 22 Gaggle Wood, Mannings Heath, Horsham, RH13 6JR'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 67 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Gaggle Wood homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Gaggle Wood outperforms the street on floor area by a wide margin.
Price per m²
£4,114
Street avg £3,472
Floor Area
245 m²
Street avg 95 m²
CO₂ Emissions
3.1 t/year
Street avg 6.2 t/year
Years Held
4 years
Street avg 11 years
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.
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
0.2 km
Village Store — bus stop.
Closest school
1.8 km
Heron Way Primary School. 5 schools nearby.
Nearest schools
- Heron Way Primary SchoolPrimary1.8km
- The Forest SchoolSecondary2.2km
- Holy Trinity CofE Primary School, Lower BeedingPrimary2.3km
- Millais SchoolSecondary2.5km
Nearest stops
- Village StoreBus stop152m
- Village StoreBus stop216m
- The Dun HorseBus stop468m
- Church RoadBus stop484m
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 6JR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.9dB
Night-time· 23:00 – 07:00
37.7dB
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
Mid 20th centuryDetached HouseEPC BPermanent outbuildings
Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 22 Gaggle Wood is modelled from its 245 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 6JR. 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. 2 sales are recorded for 22 Gaggle Wood. 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 22 Gaggle Wood was lodged in November 2019 at band B and is valid until November 2029. 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 22 Gaggle Wood. 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 6JR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Gaggle Wood is in council tax band E. 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 22 Gaggle Wood, Mannings Heath, Horsham, RH13 6JR. Each answer is also embedded as structured data for search engines.
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