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2 Cisswood Cottages, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR

3 planning records

Estimated value

£801,000

  • Since the 2025 sale (£745,000)+8%
  • Against RH13 6LR's recent median (£600,000)+34%

Newest record on this page: March 2025. 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
4
Bathrooms
2
Floor area
173 m²
1862 sq ft
Energy rating
D
Score 63
Council tax
Band E
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

£801,000

  • Against its 2025 sale (£745,000)+8%
  • Against RH13 6LR's recent median (£600,000)+34%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Cisswood Cottages is modelled from its 173 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6LR. 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

    173 m² from the EPC lodged in June 2024

  • Sales of this home

    1 sale recorded, the latest in 2025

  • Recent sales in RH13 6LR

    5 sales, median £600,000 (2025–2015)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 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.

2 Cisswood Cottages valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 12 March 2025Most recent

    £745,000

Median price across the last 5 sales in RH13 6LR: £600,000 (2025–2015).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Cisswood Cottages, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR. 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 2 Cisswood Cottages

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

2 Cisswood Cottages is a four-bedroom semi-detached house in Lower Beeding, Horsham, Horsham (RH13 6LR). It has a recorded floor area of 173 m² (around 1862 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (June 2024) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75). Main heating runs on oil.

Most recent transfer was March 2025 at £745,000 — fresh data. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£400/sq ft) was about 83% 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
  • Utility roomYes
  • CloakroomYes
  • EnsuiteYes

Outside

  • Private gardenYes
  • GarageYes
Before you decide

Everything you need to know about 2 Cisswood Cottages

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.

2 Cisswood Cottages's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Jun 2024

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
6.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 10 June 2034

7 years remaining
Planning

Planning history

Applications and permits filed against 2 Cisswood Cottages, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR, sourced from the PlanIt planning register.

2 Cisswood Cottages has an approved single-storey side extension on the planning record.

3 applications on record at 2 Cisswood Cottages, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR

3decisions2extensions13documents6nearby
  1. Oct 2003
    Full
    Outcome in report

    Retention of domestic workshopSite: 2 Cisswood Cottages Sandygate Lane Lower Beeding

    Reference
    LB/26/03
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. PorchDecision

Unlock 2 Cisswood Cottages, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR'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 13 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Sandygate Lane homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 2 Cisswood Cottages runs comfortably ahead of the street norm.

Price per m²

£4,306

Street avg £3,306

Strongly above

Floor Area

173 m²

Street avg 164 m²

On par

Habitable Rooms

8 rooms

Street avg 7 rooms

Strongly above

CO₂ Emissions

6.2 t/year

Street avg 5.5 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

0.2 km

Sandygate Lane — bus stop.

Closest school

0.4 km

Holy Trinity CofE Primary School, Lower Beeding. 2 schools nearby.

Nearest schools

  • Holy Trinity CofE Primary School, Lower BeedingPrimary369m
  • St Andrew's CofE Primary SchoolPrimary2.9km

Nearest stops

  • Sandygate LaneBus stop167m
  • The Old PosthouseBus stop374m
  • Pronger's CornerBus stop461m
  • Pronger's CornerBus stop544m

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

Daytime· 07:00 – 23:00

46.9dB

Low
Night-time road noise heatmap for RH13 6LR

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 3 Building Survey

Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gas

Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,360 · 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.
£780k

1 Bourne Hill Cottages, Kerves Lane

RH13 6RJ

4 bed1 bath
£778k

1 Britten Close

RH13 6RZ

4 bed
£777k

1 Cisswood Cottages, Sandygate Lane, Lower Beeding

RH13 6LR

4 bed
£749k

1 Belloc Court, Manor Fields

RH13 6SF

4 bed2 bath
£729k

1 Bens Acre

RH13 6LW

4 bed1 bath
£793k

1 Birch Grove, The Birches, Mannings Heath

RH13 6GG

3 bed2 bath
£527k

1 Carters Cottages, Handcross Road, Plummers Plain

RH13 6NX

3 bed2 bath
£446k

1 Butlers Road

RH13 6AJ

3 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 2 Cisswood Cottages is modelled from its 173 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6LR. 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 2 Cisswood Cottages. 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 2 Cisswood Cottages was lodged in June 2024 at band D and is valid until June 2034. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 2 Cisswood Cottages. 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 2 schools and 30 stops listed are measured in a straight line from RH13 6LR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Cisswood Cottages 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Cisswood Cottages, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR. Each answer is also embedded as structured data for search engines.

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