Model valuation£417,0008 Busby Close
Local market context
16 Cyder Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6PP
2 planning records
Estimated value
£459,000
- Against RH13 6PP's recent median (£425,000)+8%
Newest record on this page: June 2020. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
86 m²
926 sq ft
Energy rating
E
Score 40
Council tax
Band D
Tenure
Private Rental
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
£459,000
- Against RH13 6PP's recent median (£425,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Cyder Cottages is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RH13 6PP. 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
86 m² from the EPC lodged in June 2020
Sales of this home
No sale recorded since 1995
Recent sales in RH13 6PP
5 sales, median £425,000 (2020–1997)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2020 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
16 Cyder Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RH13 6PP: £425,000 (2020–1997).
Nearby sales in RH13 6PP
The Stable Block, Brighton Road, Lower Beeding, Horsham, RH13 6PP
Sold Feb 2020
£425,000Forest Lodge, Brighton Road, Lower Beeding, Horsham, RH13 6PP
Sold Mar 2018
£907,500Cyder House, Brighton Road, Lower Beeding, Horsham, RH13 6PP
Sold Feb 2003
£592,500Ingleborough, Brighton Road, Lower Beeding, Horsham, RH13 6PP
Sold Sept 1999
£171,500
What this page doesn't show
1 potential issue has already been flagged for 16 Cyder Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6PP. 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 16 Cyder Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Cyder Cottages is a semi-detached house in Lower Beeding, Horsham, Horsham (RH13 6PP). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (June 2020) shows an E (score 40), well below the UK norm with real room to improve. When first surveyed in February 2009 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Poor to Average and lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor and roof efficiency dropped from Average to Poor. The recommended improvements would lift it to A (score 102), a 4-band jump. Main heating runs on dual fuel.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. At 86 m² it sits well below the postcode median (133 m² across 17 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 16 Cyder 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.
16 Cyder Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jun 2020
EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Average
Windows
Good
CO2 Emissions
6.9 t/year
Occupancy
Rented
Certificate validity
Valid until 28 June 2030
Property Improvements
Changes detected from historical EPC data
Jun 2020from Feb 2009
EPC improved fromF28toE40
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
30%89%
More low energy lighting installed
Planning history
Applications and permits filed against 16 Cyder Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6PP, sourced from the PlanIt planning register.
Planning history at 16 Cyder Cottages is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at 16 Cyder Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6PP
2decisions14documents6nearby
Flagged:Conservation area
- Sept 2012Tree WorksTreesOutcome in report
Fell 1 x Eucalyptus and 1 x Cherry trees and surgery to 2 x Nothofagus, 1 x Pine and 2 x Silver Birch trees (Works to Trees in a Conservation Area)
Conservation Area- Documents
- 6 docs on file
- Reference
- DC/12/1616
- More recent applications — locked
- Tree WorksDec 2019Decision
Unlock 16 Cyder Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6PP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 6 notable nearby
- The 14 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 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 16 Cyder Cottages lags the street by a wide margin.
EPC Rating
40 (E)
Street avg 45 (E)
Floor Area
86 m²
Street avg 137 m²
CO₂ Emissions
6.9 t/year
Street avg 7.1 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
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
The Crabtree — bus stop.
Closest school
1.8 km
Holy Trinity CofE Primary School, Lower Beeding. 2 schools nearby.
Nearest schools
- Holy Trinity CofE Primary School, Lower BeedingPrimary1.8km
- St Andrew's CofE Primary SchoolPrimary2.9km
Nearest stops
- The CrabtreeBus stop314m
- Leonardslee GardensBus stop424m
- Leonardslee GardensBus stop590m
- Crabtree GateBus stop1.4km
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 6PP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.7dB
Night-time· 23:00 – 07:00
38.7dB
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-eraSemi-Detached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£446k
1 Butlers Road
RH13 6AJ
3 bed1 bath
£425k
1 Coolhurst Close, Monks Gate
RH13 6GL
£417k
1 Cooks Cottages, Nuthurst Street, Nuthurst
RH13 6LH
2 bed
£406k
1 Appletree Cottages, Blackhouse Road, Colgate
RH13 6HS
£402k
1 Church Farm Courtyard, Sandygate Lane, Lower Beeding
RH13 6LR
2 bed1 bath
£527k
1 Carters Cottages, Handcross Road, Plummers Plain
RH13 6NX
3 bed2 bath
£540k
1 Crabtree Cottages, Brighton Road, Lower Beeding
RH13 6NH
£558k
1 Amies Mill Farm Cottages, Kerves Lane
RH13 6RL
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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 16 Cyder Cottages is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RH13 6PP. 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. No sale is recorded for 16 Cyder Cottages, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 16 Cyder Cottages was lodged in June 2020 at band E and is valid until June 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 16 Cyder 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 2 schools and 27 stops listed are measured in a straight line from RH13 6PP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Cyder Cottages is in council tax band D. 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 16 Cyder Cottages, Brighton Road, Lower Beeding, Horsham, RH13 6PP. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 6PPSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- 16 Cyder Cottages, Brighton Road, Lower Beeding, Horsham valuationHow the estimate is built and what moves it
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