Model valuation£417,0008 Busby Close
Local market context
Beedinglee, Brighton Road, Lower Beeding, Horsham, RH13 6NQ
Swimming pool5 planning records
Estimated value
£2,353,000
- Since the 2024 sale (£1,920,000)+23%
- Against RH13 6NQ's recent median (£736,010)+220%
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
Detached
Bedrooms
5
Bathrooms
5
Floor area
610 m²
6566 sq ft
Energy rating
F
Score 33
Council tax
Band H
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
£2,353,000
- Against its 2024 sale (£1,920,000)+23%
- Against RH13 6NQ's recent median (£736,010)+220%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beedinglee is modelled from its 610 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6NQ. 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
610 m² from the EPC lodged in June 2023
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in RH13 6NQ
5 sales, median £736,010 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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.
Latest sale on Beedinglee was the highest on Land Registry record across the postcode.
Sales timeline
23 May 2024Most recent
£1,920,000
Median price across the last 5 sales in RH13 6NQ: £736,010 (2025–2019).
Nearby sales in RH13 6NQ
Old Church House, Brighton Road, Lower Beeding, Horsham, RH13 6NQ
Sold Dec 2025
£950,000The Old School, Brighton Road, Lower Beeding, Horsham, RH13 6NQ
Sold Nov 2020
£790,000Little Orchards, Brighton Road, Lower Beeding, Horsham, RH13 6NQ
Sold Jun 2016
£570,000Newells, Lodge, Brighton Road, Lower Beeding, Horsham, RH13 6NQ
Sold Oct 2014
£440,000Beedinglee Cottage, Brighton Road, Lower Beeding, Horsham, RH13 6NQ
Sold Mar 2012
£500,000
What this page doesn't show
1 potential issue has already been flagged for Beedinglee, Brighton Road, Lower Beeding, Horsham, RH13 6NQ. 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 Beedinglee
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beedinglee is a five-bedroom detached house in Lower Beeding, Horsham, Horsham (RH13 6NQ). It has a recorded floor area of 610 m² (around 6566 sq ft), construction records dating it to 1900-1929 and council tax band H. There is a swimming pool on the plot, uncommon for the area. Other recorded features include a self-contained annexe, outbuildings and attached land beyond the plot. Period features are noted in the property record. The latest certificate (June 2023) shows an F (score 33), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 62), a 2-band jump. Main heating runs on oil.
At 610 m² the property is well over the postcode median (122 m² across 7 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). 5 planning records sit against the property, 3 approved, 2 refused. Past consents include an annexe, meaningful when judging how the property has evolved. Today's modelled estimate of £2,353,000 is 22.6% above the 2024 sale price. Last sale on file: £1,920,000 in May 2024.
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
- Bedrooms5
- Bathrooms5
- Dining roomYes
- EnsuiteYes
Outside
- GarageYes
- OutbuildingsYes
- LandYes
- Swimming poolYes
Building
- Period featuresYes
Before you decide
Everything you need to know about Beedinglee
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.
Beedinglee's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2023EPC Rating
A
B
C
D
E
F
F33
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
32.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 June 2033
Planning history
Applications and permits filed against Beedinglee, Brighton Road, Lower Beeding, Horsham, RH13 6NQ, sourced from the PlanIt planning register.
5 applications on record at Beedinglee, Brighton Road, Lower Beeding, Horsham, RH13 6NQ
5decisions335documents6nearby
- Aug 2007AnnexFullOutcome in report
Conversion of existing coach house to form ancillary domestic accommodation
- Documents
- 17 docs on file
- Reference
- DC/07/1365
- More recent applications — locked
- ConditionsMar 2026Decision
- ConditionsAug 2017Decision
+ 2 more applications in the report
Unlock Beedinglee, Brighton Road, Lower Beeding, Horsham, RH13 6NQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 6 notable nearby
- The 335 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 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for Beedinglee lags the street by a wide margin.
Price per m²
£3,148
Street avg £3,774
Floor Area
610 m²
Street avg 153 m²
Habitable Rooms
10 rooms
Street avg 5 rooms
CO₂ Emissions
32.0 t/year
Street avg 8.5 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
0.4 km
Pronger's Corner — bus stop.
Closest school
0.9 km
Holy Trinity CofE Primary School, Lower Beeding. 2 schools nearby.
Nearest schools
- Holy Trinity CofE Primary School, Lower BeedingPrimary857m
- St Andrew's CofE Primary SchoolPrimary2.5km
Nearest stops
- Pronger's CornerBus stop393m
- Pronger's CornerBus stop441m
- Sandygate LaneBus stop538m
- Leonardslee GardensBus stop581m
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 6NQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.1dB
Night-time· 23:00 – 07:00
41.6dB
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
Victorian-eraDetached HouseEPC FPre-1919 buildDetached over 300m²No mains gasPermanent outbuildings
Because the property was built before 1919, is a large detached home over 300m², and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,945 · Includes VAT
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 Carters Cottages, Handcross Road, Plummers Plain
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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 Beedinglee is modelled from its 610 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6NQ. 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 Beedinglee. 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 Beedinglee was lodged in June 2023 at band F and is valid until June 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Beedinglee. 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 6NQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Beedinglee is in council tax band H. 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 Beedinglee, Brighton Road, Lower Beeding, Horsham, RH13 6NQ. Each answer is also embedded as structured data for search engines.
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