Model valuation£417,0008 Busby Close
Local market context
11 Hillside Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NH
2 planning records
Estimated value
£626,000
- Against RH13 6NH's recent median (£546,750)+14%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
161 m²
1733 sq ft
Energy rating
D
Score 55
Council tax
Band D
Tenure
Private Rental
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
£626,000
- Against RH13 6NH's recent median (£546,750)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Hillside Cottages is modelled from its 161 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RH13 6NH. 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
161 m² from the EPC lodged in April 2022
Sales of this home
No sale recorded since 1995
Recent sales in RH13 6NH
5 sales, median £546,750 (2026–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
11 Hillside Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RH13 6NH: £546,750 (2026–2020).
Nearby sales in RH13 6NH
The Works, Brighton Road, Lower Beeding, Horsham, RH13 6NH
Sold Jan 2026
£546,750The Forge, Brighton Road, Lower Beeding, Horsham, RH13 6NH
Sold Jun 2025
£605,00012 Hillside Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NH
Sold Jan 2025
£645,0005 New Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NH
Sold Mar 2020
£366,5006 New Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NH
Sold Jul 2017
£475,000
What this page doesn't show
1 potential issue has already been flagged for 11 Hillside Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NH. 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 11 Hillside Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Hillside Cottages is a semi-detached house in Lower Beeding, Horsham, Horsham (RH13 6NH). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (April 2022) shows a D (score 55), a step below the typical UK home. The rating has held steady at D across 2 certificates since March 2012. Between certificates, wall efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. Main heating runs on lpg.
At 161 m² the property is well over the postcode median (108 m² across 16 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 11 Hillside Cottages
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)
Apr 2022
EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Rented
Certificate validity
Valid until 20 April 2032
Planning history
Applications and permits filed against 11 Hillside Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NH, sourced from the PlanIt planning register.
2 applications on record at 11 Hillside Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NH
2decisions1extensions26documents6nearby
- Dec 2008Tree WorksTreesOutcome in report
Fell 1 Pine tree
- Documents
- 4 docs on file
- Reference
- DC/08/2387
- More recent applications — locked
- ExtensionNov 2010Decision
Unlock 11 Hillside Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NH'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 26 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Brighton Road homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
11 Hillside Cottages outperforms the street on floor area by a wide margin.
EPC Rating
55 (D)
Street avg 51 (E)
Floor Area
161 m²
Street avg 120 m²
CO₂ Emissions
4.0 t/year
Street avg 6.6 t/year
Habitable Rooms
6 rooms
Street avg 6 rooms
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
0.3 km
The Crabtree — bus stop.
Closest school
2.4 km
Holy Trinity CofE Primary School, Lower Beeding. 3 schools nearby.
Nearest schools
- Holy Trinity CofE Primary School, Lower BeedingPrimary2.4km
- St Peter's CofE (Aided) Primary SchoolPrimary2.6km
- St Andrew's CofE Primary SchoolPrimary3.0km
Nearest stops
- The CrabtreeBus stop265m
- Crabtree GateBus stop818m
- Leonardslee GardensBus stop1.0km
- Leonardslee GardensBus stop1.2km
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 6NH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.6dB
Night-time· 23:00 – 07:00
39.2dB
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
Early 20th centurySemi-Detached HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£633k
1 Coolhurst Lane
RH13 6DH
£558k
1 Amies Mill Farm Cottages, Kerves Lane
RH13 6RL
£540k
1 Crabtree Cottages, Brighton Road, Lower Beeding
RH13 6NH
£729k
1 Bens Acre
RH13 6LW
4 bed1 bath
£527k
1 Carters Cottages, Handcross Road, Plummers Plain
RH13 6NX
3 bed2 bath
£749k
1 Belloc Court, Manor Fields
RH13 6SF
4 bed2 bath
£777k
1 Cisswood Cottages, Sandygate Lane, Lower Beeding
RH13 6LR
4 bed
£778k
1 Britten Close
RH13 6RZ
4 bed
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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 11 Hillside Cottages is modelled from its 161 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RH13 6NH. 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. No sale is recorded for 11 Hillside Cottages, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 11 Hillside Cottages was lodged in April 2022 at band D and is valid until April 2032. 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 11 Hillside 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 3 schools and 26 stops listed are measured in a straight line from RH13 6NH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Hillside Cottages is in council tax band D. 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 11 Hillside Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NH. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 6NHSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- 11 Hillside Cottages, Brighton Road, Lower Beeding, Horsham valuationHow the estimate is built and what moves it
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