Model valuation£417,0008 Busby Close
Local market context
Beedcote, Brighton Road, Lower Beeding, Horsham, RH13 6PP
2 planning records
Estimated value
£892,000
- Against RH13 6PP's recent median (£425,000)+110%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
218 m²
2347 sq ft
Energy rating
E
Score 46
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
£892,000
- Against RH13 6PP's recent median (£425,000)+110%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beedcote is modelled from its 218 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
218 m² from the EPC lodged in December 2022
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.
Beedcote 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 Beedcote, 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
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About Beedcote
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beedcote is a semi-detached house in Lower Beeding, Horsham, Horsham (RH13 6PP). It has a recorded floor area of 218 m² (around 2347 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (December 2022) shows an E (score 46), well below the UK norm with real room to improve. When first surveyed in March 2017 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 Average to Good and lighting went from Poor to Very Good. The recommended improvements would lift it to C (score 71), a 2-band jump. Main heating runs on oil.
2 planning records sit against the property, 1 approved, 0 refused, 1 pending. Past consents include tree works, meaningful when judging how the property has evolved. An active application for tree works is awaiting a decision. The record references conservation-area consent, which constrain future alterations. At 218 m² the property is well over the postcode median (121 m² across 17 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about Beedcote
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.
Beedcote's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Dec 2022
EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Good
Windows
Good
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 December 2032
Property Improvements
Changes detected from historical EPC data
Dec 2022from Mar 2017
EPC improved fromF25toE46
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
AverageGood
Hot water efficiency improved
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
13%100%
More low energy lighting installed
Planning history
Applications and permits filed against Beedcote, Brighton Road, Lower Beeding, Horsham, RH13 6PP, sourced from the PlanIt planning register.
An application for tree works is currently awaiting a decision.
2 applications on record at Beedcote, Brighton Road, Lower Beeding, Horsham, RH13 6PP
1 live now1decisions7documents6nearby
Flagged:Conservation area
- Mar 2017Tree WorksTreesOutcome in report
Fell x 1 Cedar Tree (Works to Trees in a Conservation Area)
- Documents
- 5 docs on file
- Reference
- DC/17/0035
- More recent applications — locked
- Tree WorksApr 2026Decision
Unlock Beedcote, 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 (1 on record)
- All 2 applications on this property in full, plus 6 notable nearby
- The 7 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.
Beedcote is notably below the street on co₂ emissions.
EPC Rating
46 (E)
Street avg 45 (E)
Floor Area
218 m²
Street avg 130 m²
CO₂ Emissions
12.0 t/year
Street avg 6.8 t/year
Habitable Rooms
7 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 gas
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£802k
1 Chatfields Farm Cottages, Brighton Road, Lower Beeding
RH13 6TL
£793k
1 Birch Grove, The Birches, Mannings Heath
RH13 6GG
3 bed2 bath
£780k
1 Bourne Hill Cottages, Kerves Lane
RH13 6RJ
4 bed1 bath
£778k
1 Britten Close
RH13 6RZ
4 bed
£777k
1 Cisswood Cottages, Sandygate Lane, Lower Beeding
RH13 6LR
4 bed
£749k
1 Belloc Court, Manor Fields
RH13 6SF
4 bed2 bath
£729k
1 Bens Acre
RH13 6LW
4 bed1 bath
£633k
1 Coolhurst Lane
RH13 6DH
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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 Beedcote is modelled from its 218 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 Beedcote, 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 Beedcote was lodged in December 2022 at band E and is valid until December 2032. 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 Beedcote. 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
- Beedcote 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 Beedcote, 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
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- Beedcote, Brighton Road, Lower Beeding, Horsham valuationHow the estimate is built and what moves it
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