Model valuation£417,0008 Busby Close
Local market context
Leechpool Cottage, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
Extendable11 planning records
Estimated value
£1,135,000
- Since the 2025 sale (£1,425,000)-20%
- Against RH13 6NR's recent median (£298,500)+280%
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
Detached
Bedrooms
5
Bathrooms
4
Floor area
277 m²
2982 sq ft
Energy rating
D
Score 55
Council tax
Band F
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
£1,135,000
- Against its 2025 sale (£1,425,000)-20%
- Against RH13 6NR's recent median (£298,500)+280%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Leechpool Cottage is modelled from its 277 m² EPC floor area, its 2 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
277 m² from the EPC lodged in February 2023
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in RH13 6NR
5 sales, median £298,500 (2022–2006)
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 of 11 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 Leechpool Cottage was the highest on Land Registry record across the postcode.
Sales timeline
26 April 2025Most recent
£1,425,000
+185.0%over 20 years28 October 2004
£499,950
Median price across the last 5 sales in RH13 6NR: £298,500 (2022–2006).
Nearby sales in RH13 6NR
2 Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
Sold Dec 2022
£524,000Lake 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
2 potential issues have already been flagged for Leechpool Cottage, 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
- A planning decision worth checkingIn 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 Leechpool Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Leechpool Cottage is a five-bedroom detached house in Lower Beeding, Horsham, Horsham (RH13 6NR). It has a recorded floor area of 277 m² (around 2982 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (February 2023) shows a D (score 55), a step below the typical UK home. When first surveyed in January 2015 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good. Main heating runs on lpg. Other recorded features include attached land beyond the plot. Our model identifies extension potential, subject to local planning policy.
Across 2004–2025, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £1,135,000 is 20.4% below the 2025 sale of £1,425,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£478/sq ft) was about 135.4% above the typical sold price in the postcode. At 277 m² the property is well over the postcode median (81 m² across 7 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold April 2025 for £1,425,000. 11 planning records sit against the property, 6 approved, 5 refused. Past consents include an extension, meaningful when judging how the property has evolved.
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
- Bathrooms4
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenSouth-facing
- DrivewayYes
- LandYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about Leechpool Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyA planning decision worth checking
Pick your report · from £14.99
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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.
Leechpool Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Feb 2023
EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
6.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 February 2033
Property Improvements
Changes detected from historical EPC data
Feb 2023from Jan 2015
EPC improved fromF24toD55
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against Leechpool Cottage, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR, sourced from the PlanIt planning register.
A a two-storey side extension application was refused at Leechpool Cottage in 2022.
11 applications on record at Leechpool Cottage, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR
11decisions4extensions189documents6nearby
- Apr 2005RenovationFullOutcome in report
Widening of vehicular access
- Documents
- 11 docs on file
- Reference
- DC/05/0424
- More recent applications — locked
- ExtensionSept 2022Decision
- New BuildAug 2022Decision
+ 8 more applications in the report
Unlock Leechpool Cottage, 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 (11 on record)
- All 11 applications on this property in full, plus 6 notable nearby
- The 189 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Leechpond Hill homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, Leechpool Cottage runs well behind the street norm.
Price per m²
£5,144
Street avg £2,550
Floor Area
277 m²
Street avg 92 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
6.7 t/year
Street avg 4.3 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
Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,645 · 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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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 Leechpool Cottage is modelled from its 277 m² EPC floor area, its 2 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. 2 sales are recorded for Leechpool Cottage. 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 Leechpool Cottage was lodged in February 2023 at band D and is valid until February 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 11 applications are matched to Leechpool Cottage. 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
- Leechpool Cottage is in council tax band F. 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 Leechpool Cottage, Leechpond Hill, Lower Beeding, Horsham, RH13 6NR. Each answer is also embedded as structured data for search engines.
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