Model valuation£417,0008 Busby Close
Local market context
Cooks Farm, Keepers Cottage, Nuthurst Street, Nuthurst, Horsham, RH13 6LH
Estimated value
£517,000
- Since the 2019 sale (£495,000)+4%
- Against RH13 6LH's recent median (£730,000)-29%
Newest record on this page: February 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
4
From EPC
Floor area
89 m²
958 sq ft
Energy rating
F
Score 23
Council tax
Band E
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
£517,000
- Against its 2019 sale (£495,000)+4%
- Against RH13 6LH's recent median (£730,000)-29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Cooks Farm is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6LH. 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
89 m² from the EPC lodged in July 2019
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in RH13 6LH
5 sales, median £730,000 (2021–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2021 | 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.
Sales timeline
18 December 2019Most recent
£495,000
Median price across the last 5 sales in RH13 6LH: £730,000 (2021–2016).
Nearby sales in RH13 6LH
Black Horse Cottage, Nuthurst Street, Nuthurst, Horsham, RH13 6LH
Sold Feb 2021
£630,000Harriots Hill Cottage, Nuthurst Street, Nuthurst, Horsham, RH13 6LH
Sold Dec 2019
£1,050,000Masters Cottage, Nuthurst Street, Nuthurst, Horsham, RH13 6LH
Sold Oct 2017
£450,000Nuthurst Farm, The Old Farmhouse, Nuthurst Street, Nuthurst, Horsham, RH13 6LH
Sold Sept 2017
£730,000Knights House, Nuthurst Street, Nuthurst, Horsham, RH13 6LH
Sold Jun 2016
£1,100,000
What this page doesn't show
1 potential issue has already been flagged for Cooks Farm, Keepers Cottage, Nuthurst Street, Nuthurst, Horsham, RH13 6LH. 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 Cooks Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Cooks Farm is a detached house in Nuthurst, Horsham, Horsham (RH13 6LH). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (July 2019) shows an F (score 23), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 91), a 4-band jump. Main heating runs on oil.
At 89 m² it sits well below the postcode median (133 m² across 7 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. On a £-per-square-foot basis, the last sale (£517/sq ft) was about 65.9% above the typical sold price in the postcode. Sold December 2019 for £495,000.
Before you decide
Everything you need to know about Cooks Farm
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.
Cooks Farm sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Jul 2019EPC Rating
A
B
C
D
E
F
F23
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 July 2029
Planning history
Applications and permits filed against Cooks Farm, Keepers Cottage, Nuthurst Street, Nuthurst, Horsham, RH13 6LH, sourced from the PlanIt planning register.
Cooks Farm has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Nuthurst Street homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Cooks Farm runs well behind the street norm.
Price per m²
£5,562
Street avg £5,019
Floor Area
89 m²
Street avg 154 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
6.3 t/year
Street avg 7.8 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.
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
0.0 km
The Black Horse — bus stop.
Closest school
0.2 km
St Andrew's CofE Primary School. 1 school nearby.
Nearest schools
- St Andrew's CofE Primary SchoolPrimary183m
Nearest stops
- The Black HorseBus stop20m
- Primary SchoolBus stop192m
- Cook's CottagesBus stop413m
- Woodlands FarmBus stop539m
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 6LH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.9dB
Night-time· 23:00 – 07:00
35.4dB
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-eraDetached HouseEPC FPre-1919 buildNo mains gas
Because the property was built before 1919 and has no mains gas supply, 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.
£527k
1 Carters Cottages, Handcross Road, Plummers Plain
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3 bed2 bath
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1 Amies Mill Farm Cottages, Kerves Lane
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£446k
1 Butlers Road
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£425k
1 Coolhurst Close, Monks Gate
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£633k
1 Coolhurst Lane
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£417k
1 Cooks Cottages, Nuthurst Street, Nuthurst
RH13 6LH
2 bed
£406k
1 Appletree Cottages, Blackhouse Road, Colgate
RH13 6HS
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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 Cooks Farm is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6LH. 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 Cooks Farm. 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 Cooks Farm was lodged in July 2019 at band F and is valid until July 2029. 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 Cooks Farm. 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 1 school and 30 stops listed are measured in a straight line from RH13 6LH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Cooks Farm 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 Cooks Farm, Keepers Cottage, Nuthurst Street, Nuthurst, Horsham, RH13 6LH. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 6LHSold prices, values and energy ratings for the postcode
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- Cooks Farm, Keepers Cottage, Nuthurst Street, Nuthurst, Horsham valuationHow the estimate is built and what moves it
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