Model valuation£417,0008 Busby Close
Local market context
5 Bens Acre, Horsham, RH13 6LW
Extendable2 planning records
Estimated value
£627,000
- Since the 2021 sale (£525,000)+19%
- Against RH13 6LW's recent median (£649,000)-3%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
97 m²
1044 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
£627,000
- Against its 2021 sale (£525,000)+19%
- Against RH13 6LW's recent median (£649,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Bens Acre is modelled from its 97 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6LW. 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
97 m² from the EPC lodged in January 2021
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in RH13 6LW
5 sales, median £649,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
8 April 2021Most recent
£525,000
Median price across the last 5 sales in RH13 6LW: £649,000 (2025–2021).
What this page doesn't show
1 potential issue has already been flagged for 5 Bens Acre, Horsham, RH13 6LW. 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 5 Bens Acre
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Bens Acre is a four-bedroom detached house in Horsham (RH13 6LW). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (January 2021) shows a C (score 69), just inside the C band. When first surveyed in January 2014 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good and lighting went from Good to Very Good. The recommended improvements would push it to B (score 83). Our model identifies extension potential, subject to local planning policy.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Today's modelled estimate of £627,000 is 19.4% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£503/sq ft) was about 28.4% above the typical sold price in the postcode. At 97 m² it's 18.8% smaller than the typical home in the postcode (120 m² median across 14 EPCs). Sold April 2021 for £525,000. 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
- Bedrooms4
- Bathrooms2
Outside
- Private gardenRear
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 5 Bens Acre
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.
Current Certificate(1 of 2)
Jan 2021
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 January 2031
Property Improvements
Changes detected from historical EPC data
Jan 2021from Jan 2014
EPC improved fromD61toC69
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
64%91%
More low energy lighting installed
Planning history
Applications and permits filed against 5 Bens Acre, Horsham, RH13 6LW, sourced from the PlanIt planning register.
5 Bens Acre has been extended on multiple sides of the property across separate planning applications.
2 applications on record at 5 Bens Acre, Horsham, RH13 6LW
2decisions2extensions22documents6nearby
- Aug 2021ExtensionFullOutcome in report
Extension: Rear of property
Erection of part two-storey and part single-storey extension to rear of property.
- Documents
- 14 docs on file
- Reference
- DC/21/1191
- More recent applications — locked
- PorchMar 2022Decision
Unlock 5 Bens Acre, Horsham, RH13 6LW'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 22 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Bens Acre homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
5 Bens Acre is notably below the street on floor area.
Price per m²
£5,412
Street avg £4,975
Floor Area
97 m²
Street avg 128 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
3.5 t/year
Street avg 4.6 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
Heron Way — bus stop.
Closest school
0.3 km
Heron Way Primary School. 16 schools nearby.
Nearest schools
- Heron Way Primary SchoolPrimary290m
- The Forest SchoolSecondary598m
- Millais SchoolSecondary618m
- Leechpool Primary SchoolPrimary1.1km
Nearest stops
- Heron WayBus stop236m
- Brambling RoadBus stop344m
- Blackthorn CloseBus stop474m
- Leonard WayBus stop590m
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 6LW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.5dB
Night-time· 23:00 – 07:00
36.3dB
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Bourne Hill Cottages, Kerves Lane
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£527k
1 Carters Cottages, Handcross Road, Plummers Plain
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3 bed2 bath
£793k
1 Birch Grove, The Birches, Mannings Heath
RH13 6GG
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£446k
1 Butlers Road
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3 bed1 bath
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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 5 Bens Acre is modelled from its 97 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6LW. 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 5 Bens Acre. 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 5 Bens Acre was lodged in January 2021 at band C and is valid until January 2031. 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 5 Bens Acre. 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 16 schools and 30 stops listed are measured in a straight line from RH13 6LW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 5 Bens Acre 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 5 Bens Acre, Horsham, RH13 6LW. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 6LWSold prices, values and energy ratings for the postcode
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- 5 Bens Acre, Horsham valuationHow the estimate is built and what moves it
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