Model valuation£417,0008 Busby Close
Local market context
2 Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
4 sales on record1 planning record
Estimated value
£536,000
- Since the 2022 sale (£524,000)+2%
- Against RH13 6NR's recent median (£515,000)+4%
Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
81 m²
872 sq ft
Energy rating
D
Score 55
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
£536,000
- Against its 2022 sale (£524,000)+2%
- Against RH13 6NR's recent median (£515,000)+4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Leechpond Hill is modelled from its 81 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 6NR. 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
81 m² from the EPC lodged in May 2022
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in RH13 6NR
5 sales, median £515,000 (2025–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Price for 2 Leechpond Hill has grown more than fourfold since the 1996 starting point.
Sales timeline
5 December 2022Most recent
£524,000
+75.5%over 10 years18 October 2012
£298,500
+10.6%over 7 years3 November 2004
£270,000
+221.4%over 8 years22 March 1996
£84,000
Median price across the last 5 sales in RH13 6NR: £515,000 (2025–2006).
Nearby sales in RH13 6NR
Leechpool Cottage, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
Sold Apr 2025
£1,425,000Lake View, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
Sold Feb 2018
£70,000The Old Paddock, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
Sold Feb 2018
£70,000Keepers Cottage, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
Sold Aug 2006
£795,000Timberlands, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
Sold May 2006
£515,000
What this page doesn't show
1 potential issue has already been flagged for 2 Leechpond Hill, Lower Beeding, Horsham, RH13 6NR. 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 Leechpond Hill
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Leechpond Hill is a three-bedroom semi-detached house in Lower Beeding, Horsham, Horsham (RH13 6NR). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (May 2022) shows a D (score 55), a step below the typical UK home. When first surveyed in February 2012 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Average to Good and window efficiency went from Average to Good. The recommended improvements would push it to C (score 75). Main heating runs on bulk wood pellets. Other recorded features include a conservatory. Period features are noted in the property record.
One planning record on file: an extension approved in 2013. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Across 1996–2022, sale prices on this property compounded at 7.1% per year. On a £-per-square-foot basis, the last sale (£601/sq ft) was about 437.2% above the typical sold price in the postcode. At 81 m² it's 27% smaller than the typical home in the postcode (111 m² median across 7 EPCs). Last sale on file: £524,000 in December 2022. 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
- Bedrooms3
- Bathrooms2
- Dining roomYes
- CloakroomYes
- ConservatoryYes
- FireplaceYes
Outside
- Private gardenRear
- ParkingYes
- Summer houseYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 2 Leechpond Hill
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.
2 Leechpond Hill's carbon output is low for the local stock.
Current Certificate(1 of 4)
May 2022
EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Poor
Windows
Good
CO2 Emissions
0.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 May 2032
Property Improvements
Changes detected from historical EPC data
Jun 2013from Feb 2012
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
PoorVery Poor
Hot water efficiency decreased
Feb 2014from Jun 2013
EPC improved fromF22toE48
Heating Controls
FullProg + TRVs
Heating controls changed
Hot Water
Very PoorPoor
Hot water efficiency improved
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
40%8%
Low energy lighting percentage decreased
May 2022from Feb 2014
EPC improved fromE48toD55
Main Fuel
LPGWood
Changed to a more efficient fuel source
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
8%58%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Leechpond Hill, Lower Beeding, Horsham, RH13 6NR, sourced from the PlanIt planning register.
1 application on record at 2 Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
1decisions1extensions8documents6nearby
- Jun 2013ConservatoryFullOutcome in report
Extension: Rear of property
Proposed new conservatory to rear and rebuilding of outbuilding to form wet room and store
Extension- Documents
- 8 docs on file
- Reference
- DC/13/0663
Unlock 2 Leechpond Hill, Lower Beeding, Horsham, RH13 6NR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 6 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Leechpond Hill homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 Leechpond Hill runs comfortably ahead of the street norm.
Price per m²
£6,469
Street avg £2,109
Floor Area
81 m²
Street avg 120 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
0.9 t/year
Street avg 5.1 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
0.3 km
Sandygate Lane — bus stop.
Closest school
0.4 km
Holy Trinity CofE Primary School, Lower Beeding. 2 schools nearby.
Nearest schools
- Holy Trinity CofE Primary School, Lower BeedingPrimary355m
- St Andrew's CofE Primary SchoolPrimary2.9km
Nearest stops
- Sandygate LaneBus stop321m
- The Old PosthouseBus stop430m
- Pronger's CornerBus stop537m
- Pronger's CornerBus stop583m
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 6NR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.9dB
Night-time· 23:00 – 07:00
41.3dB
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
Mid 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 £1,085 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Church Farm Courtyard, Sandygate Lane, Lower Beeding
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1 Belloc Court, Manor Fields
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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 Leechpond Hill is modelled from its 81 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 6NR. 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 Leechpond Hill. 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 Leechpond Hill was lodged in May 2022 at band D and is valid until May 2032. 4 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 Leechpond Hill. 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 29 stops listed are measured in a straight line from RH13 6NR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Leechpond Hill 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 Leechpond Hill, Lower Beeding, Horsham, RH13 6NR. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 6NRSold prices, values and energy ratings for the postcode
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