Model valuation£417,0008 Busby Close
Local market context
Trinity Cottage, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR
Estimated value
£785,000
- Since the 2016 sale (£600,000)+31%
- Against RH13 6LR's recent median (£672,000)+17%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
180 m²
1938 sq ft
Energy rating
C
Score 69
Council tax
Band F
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
£785,000
- Against its 2016 sale (£600,000)+31%
- Against RH13 6LR's recent median (£672,000)+17%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Trinity Cottage is modelled from its 180 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
180 m² from the EPC lodged in August 2014
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in RH13 6LR
5 sales, median £672,000 (2025–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | 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.
Trinity Cottage valuation sits well clear of the typical sold price in this postcode.
Sales timeline
29 January 2016Most recent
£600,000
Median price across the last 5 sales in RH13 6LR: £672,000 (2025–2015).
Nearby sales in RH13 6LR
1 Church Farm Courtyard, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR
Sold Mar 2025
£345,0002 Cisswood Cottages, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR
Sold Mar 2025
£745,000The Gatehouse, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR
Sold Mar 2021
£672,000Lunns Cottage, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR
Sold Oct 2020
£745,0005 Church Farm Courtyard, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR
Sold Apr 2015
£490,000
What this page doesn't show
1 potential issue has already been flagged for Trinity Cottage, 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
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About Trinity Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Trinity Cottage is a four-bedroom detached house in Lower Beeding, Horsham, Horsham (RH13 6LR). It has a recorded floor area of 180 m² (around 1938 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (August 2014) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 81). Main heating runs on oil. The latest certificate is from August 2014, so improvements made since then won't be reflected.
At 180 m² it's 15.7% larger than the typical home in the postcode (156 m² median across 13 EPCs). Its energy rating outperforms most of the postcode (better than 77% of similar EPCs). Today's modelled estimate of £785,000 is 30.8% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£310/sq ft) was about 41.7% above the typical sold price in the postcode. 11 years since the last transfer (January 2016).
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
Before you decide
Everything you need to know about Trinity Cottage
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.
Trinity Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Aug 2024
Current Certificate
Aug 2014EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 19 August 2024
Planning history
Applications and permits filed against Trinity Cottage, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR, sourced from the PlanIt planning register.
Trinity Cottage 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 Sandygate Lane homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for Trinity Cottage runs comfortably ahead of the street norm.
Price per m²
£3,333
Street avg £3,414
Floor Area
180 m²
Street avg 164 m²
Habitable Rooms
8 rooms
Street avg 7 rooms
CO₂ Emissions
6.3 t/year
Street avg 5.5 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
0.2 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.
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· 07:00 – 23:00
46.9dB
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
Late 20th centuryDetached HouseEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
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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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 Trinity Cottage is modelled from its 180 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 Trinity Cottage. 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 Trinity Cottage was lodged in August 2014 at band C and expired in August 2024, so a new one is needed to sell or let. 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 Trinity Cottage. 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
- Trinity Cottage 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Trinity Cottage, Sandygate Lane, Lower Beeding, Horsham, RH13 6LR. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 6LRSold prices, values and energy ratings for the postcode
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