Model valuation£417,0008 Busby Close
Local market context
2 Tollgate Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NJ
4 sales on record
Estimated value
£519,000
- Since the 2008 sale (£340,000)+53%
- Against RH13 6NJ's recent median (£128,000)+305%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
93 m²
1001 sq ft
Energy rating
E
Score 51
Council tax
Band E
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
£519,000
- Against its 2008 sale (£340,000)+53%
- Against RH13 6NJ's recent median (£128,000)+305%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Tollgate Cottages is modelled from its 93 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 6NJ. 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
93 m² from the EPC lodged in March 2026
Sales of this home
4 sales recorded, the latest in 2008
Recent sales in RH13 6NJ
5 sales, median £128,000 (2016–1997)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2016 | 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.
Sale price has at least doubled since 1998.
Sales timeline
7 May 2008Most recent
£340,000
+11.5%over 2 years3 April 2006
£305,000
+7.0%over 2 years2 February 2004
£285,000
+113.5%over 5 years7 May 1998
£133,500
Median price across the last 5 sales in RH13 6NJ: £128,000 (2016–1997).
What this page doesn't show
1 potential issue has already been flagged for 2 Tollgate Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NJ. 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 2 Tollgate Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Tollgate Cottages is a three-bedroom semi-detached house in Lower Beeding, Horsham, Horsham (RH13 6NJ). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 1976-1982 and council tax band E. The latest certificate (March 2026) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 67). Main heating runs on oil. This certificate was lodged in the last six months, so the rating reflects current condition. Other recorded features include a conservatory. Period features are noted in the property record. The home occupies a cul-de-sac position.
Held since May 2008 — that's 18 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1998–2008, sale prices on this property compounded at 9.8% per year. Today's modelled estimate of £519,000 sits 52.6% above the 2008 sale of £340,000. On a £-per-square-foot basis, the last sale (£340/sq ft) was about 103.8% above the typical sold price in the postcode.
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
- Bedrooms3
- Bathrooms1
- ConservatoryYes
Outside
- Private gardenYes
- ParkingAllocated
- Cul-de-sacYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 2 Tollgate 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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate
Mar 2026EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 March 2036
Planning history
Applications and permits filed against 2 Tollgate Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NJ, sourced from the PlanIt planning register.
2 Tollgate Cottages 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.
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
0.1 km
Crabtree Gate — bus stop.
Closest school
1.9 km
St Peter's CofE (Aided) Primary School. 3 schools nearby.
Nearest schools
- St Peter's CofE (Aided) Primary SchoolPrimary1.9km
- St Andrew's CofE Primary SchoolPrimary3.0km
- Holy Trinity CofE Primary School, Lower BeedingPrimary3.0km
Nearest stops
- Crabtree GateBus stop145m
- HomelandsBus stop685m
- The CrabtreeBus stop933m
- Brook FarmBus stop1.3km
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 6NJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.2dB
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 centurySemi-Detached HouseEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
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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 2 Tollgate Cottages is modelled from its 93 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 6NJ. 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. 4 sales are recorded for 2 Tollgate 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 Tollgate Cottages was lodged in March 2026 at band E and is valid until March 2036. 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 2 Tollgate 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 25 stops listed are measured in a straight line from RH13 6NJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Tollgate 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Tollgate Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6NJ. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 6NJSold prices, values and energy ratings for the postcode
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- 2 Tollgate Cottages, Brighton Road, Lower Beeding, Horsham valuationHow the estimate is built and what moves it
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