Model valuation£417,0008 Busby Close
Local market context
8 Bens Acre, Horsham, RH13 6LW
Estimated value
£728,000
- Since the 2012 sale (£472,500)+54%
- Against RH13 6LW's recent median (£649,000)+12%
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
Floor area
116 m²
1249 sq ft
Energy rating
D
Score 63
Council tax
Band G
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
£728,000
- Against its 2012 sale (£472,500)+54%
- Against RH13 6LW's recent median (£649,000)+12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Bens Acre is modelled from its 116 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
116 m² from the EPC lodged in July 2012
Sales of this home
1 sale recorded, the latest in 2012
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 | 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.
8 Bens Acre valuation sits well clear of the typical sold price in this postcode.
Sales timeline
22 November 2012Most recent
£472,500
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 8 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 8 Bens Acre
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Bens Acre is a four-bedroom detached house in Horsham (RH13 6LW). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1976-1982 and council tax band G. The latest certificate (July 2012) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2012. The recommended improvements would lift it to B (score 84), a 2-band jump. The latest certificate is from July 2012, so improvements made since then won't be reflected. Other recorded features include a conservatory.
Today's modelled estimate of £728,000 sits 54.1% above the 2012 sale of £472,500. 14 years since the last transfer (November 2012).
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
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenRear
- GarageDouble
Building
- RefurbishedYes
Before you decide
Everything you need to know about 8 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 17 Jul 2022
Current Certificate(1 of 2)
Jul 2012
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 17 July 2022
Planning history
Applications and permits filed against 8 Bens Acre, Horsham, RH13 6LW, sourced from the PlanIt planning register.
8 Bens Acre 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 Bens Acre homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 8 Bens Acre lags the street by a wide margin.
Price per m²
£4,073
Street avg £5,109
Floor Area
116 m²
Street avg 127 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
4.7 t/year
Street avg 4.5 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
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 D
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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.
£729k
1 Bens Acre
RH13 6LW
4 bed1 bath
£749k
1 Belloc Court, Manor Fields
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4 bed
£778k
1 Britten Close
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£780k
1 Bourne Hill Cottages, Kerves Lane
RH13 6RJ
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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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 8 Bens Acre is modelled from its 116 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 8 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 8 Bens Acre was lodged in July 2012 at band D and expired in July 2022, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 8 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
- 8 Bens Acre is in council tax band G. 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 8 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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