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Lake View, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR

Estimated value

£560,000

  • Since the 2018 sale (£70,000)+700%
  • Against RH13 6NR's recent median (£524,000)+7%

Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor area
121 m²
1302 sq ft
Energy rating
C
Score 73
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Valuation

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

£560,000

  • Against its 2018 sale (£70,000)+700%
  • Against RH13 6NR's recent median (£524,000)+7%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Lake View is modelled from its 121 m² EPC floor area, its 1 recorded sale 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

    121 m² from the EPC lodged in March 2022

  • Sales of this home

    1 sale recorded, the latest in 2018

  • Recent sales in RH13 6NR

    5 sales, median £524,000 (2025–2006)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Lake View's modelled value sits at over four times its earliest registered sale price (2018).

Sales timeline

  1. 6 February 2018Most recent

    £70,000

Median price across the last 5 sales in RH13 6NR: £524,000 (2025–2006).

Risks

What this page doesn't show

1 potential issue has already been flagged for Lake View, 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

Overview

About Lake View

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Lake View is a semi-detached house in Lower Beeding, Horsham, Horsham (RH13 6NR). It has a recorded floor area of 121 m² (around 1302 sq ft) and construction records dating it to 2022. The latest certificate (March 2022) shows a C (score 73). The recommended improvements would push it to B (score 84). Main heating runs on gas: bulk lpg.

At 121 m² the property is well over the postcode median (81 m² across 7 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). Today's modelled estimate of £560,000 sits 700% above the 2018 sale of £70,000. On a £-per-square-foot basis, the last sale (£54/sq ft) was about 82.6% below the postcode norm. Last sold in February 2018, so it's been off the market for around 9 years.

Before you decide

Everything you need to know about Lake View

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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
Mar 2022

EPC Rating

A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Very Good
CO2 Emissions
2.1 t/year
Occupancy
—

Certificate validity

Valid until 3 March 2032

5 years remaining
Planning

Planning history

Applications and permits filed against Lake View, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR, sourced from the PlanIt planning register.

Lake View 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.

On the street

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 Lake View lags the street by a wide margin.

Price per m²

£579

Street avg £4,072

Strongly below

Floor Area

121 m²

Street avg 115 m²

Strongly above

CO₂ Emissions

2.1 t/year

Street avg 4.9 t/year

Above

Years Held

9 years

Street avg 5 years

Strongly above
Area

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.
Full Horsham report

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.

Noise

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 road noise heatmap for RH13 6NR

Daytime· 07:00 – 23:00

47.9dB

Low
Night-time road noise heatmap for RH13 6NR

Night-time· 23:00 – 07:00

41.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st centurySemi-Detached HouseEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £795 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£558k

1 Amies Mill Farm Cottages, Kerves Lane

RH13 6RL

£540k

1 Crabtree Cottages, Brighton Road, Lower Beeding

RH13 6NH

£527k

1 Carters Cottages, Handcross Road, Plummers Plain

RH13 6NX

3 bed2 bath
£633k

1 Coolhurst Lane

RH13 6DH

£446k

1 Butlers Road

RH13 6AJ

3 bed1 bath
£729k

1 Bens Acre

RH13 6LW

4 bed1 bath
£425k

1 Coolhurst Close, Monks Gate

RH13 6GL

£749k

1 Belloc Court, Manor Fields

RH13 6SF

4 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Lake View is modelled from its 121 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for Lake View. 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 Lake View was lodged in March 2022 at band C and is valid until March 2032. 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 Lake View. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Lake View, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR. Each answer is also embedded as structured data for search engines.

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