Model valuation£417,0008 Busby Close
Local market context
Forest Lodge, Brighton Road, Lower Beeding, Horsham, RH13 6PP
1 planning record
Estimated value
£1,193,000
- Since the 2018 sale (£907,500)+31%
- Against RH13 6PP's recent median (£425,000)+181%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathrooms
2
Floor area
208 m²
2239 sq ft
Energy rating
E
Score 49
Council tax
Band G
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
£1,193,000
- Against its 2018 sale (£907,500)+31%
- Against RH13 6PP's recent median (£425,000)+181%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Forest Lodge is modelled from its 208 m² EPC floor area, its 2 recorded sales 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
208 m² from the EPC lodged in June 2026
Sales of this home
2 sales recorded, the latest in 2018
Recent sales in RH13 6PP
3 sales, median £425,000 (2020–1999)
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 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.
Forest Lodge has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
20 March 2018Most recent
£907,500
+1478.3%over 21 years27 January 1997
£57,500
Median price across the last 3 sales in RH13 6PP: £425,000 (2020–1999).
What this page doesn't show
1 potential issue has already been flagged for Forest Lodge, 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 Forest Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Forest Lodge is a five-bedroom detached house in Lower Beeding, Horsham, Horsham (RH13 6PP). It has a recorded floor area of 208 m² (around 2239 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (June 2026) shows an E (score 49), well below the UK norm with real room to improve. When first surveyed in April 2017 the rating was F, the property has climbed 1 band since. Between certificates, lighting went from Average to Good. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil. This certificate was lodged in the last six months, so the rating reflects current condition. Other recorded features include outbuildings.
At 208 m² the property is well over the postcode median (121 m² across 17 EPCs), placing it in the larger end of the local stock. Last sold in March 2018, so it's been off the market for around 8 years. Across 1997–2018, sale prices on this property compounded at 13.9% per year. Today's modelled estimate of £1,193,000 is 31.5% above the 2018 sale price. One historical planning record sits against the property in 2014.
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
- Bathrooms2
- Dining roomYes
- EnsuiteYes
- StudyYes
Outside
- OutbuildingsYes
Before you decide
Everything you need to know about Forest Lodge
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.
Forest Lodge's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jun 2026
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Poor
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 30 June 2036
Property Improvements
Changes detected from historical EPC data
Jun 2026from Apr 2017
EPC improved fromF32toE49
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
37%96%
More low energy lighting installed
Planning history
Applications and permits filed against Forest Lodge, Brighton Road, Lower Beeding, Horsham, RH13 6PP, sourced from the PlanIt planning register.
1 application on record at Forest Lodge, Brighton Road, Lower Beeding, Horsham, RH13 6PP
1decisions6documents6nearby
- Nov 2014TelecomsOutcome in report
Super Fast Broadband Cabinet (Prior Notification)
- Documents
- 6 docs on file
- Reference
- DC/14/2313
Unlock Forest Lodge, 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 1 application on this property in full, plus 6 notable nearby
- The 6 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.
Habitable Rooms for Forest Lodge runs comfortably ahead of the street norm.
EPC Rating
49 (E)
Street avg 45 (E)
Floor Area
208 m²
Street avg 130 m²
CO₂ Emissions
11.0 t/year
Street avg 6.9 t/year
Habitable Rooms
8 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-eraDetached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) wallsPermanent outbuildings
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 £1,645 · 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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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 Forest Lodge is modelled from its 208 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for Forest Lodge. 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 Forest Lodge was lodged in June 2026 at band E and is valid until June 2036. 2 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 Forest Lodge. 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
- Forest Lodge is in council tax band G. 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 Forest Lodge, Brighton Road, Lower Beeding, Horsham, RH13 6PP. Each answer is also embedded as structured data for search engines.
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- Forest Lodge, Brighton Road, Lower Beeding, Horsham valuationHow the estimate is built and what moves it
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