Model valuation£417,0008 Busby Close
Local market context
Caniper Cottage, Mill Lane, Lower Beeding, Horsham, RH13 6PX
3 planning records
Estimated value
£1,413,000
- Since the 2019 sale (£820,000)+72%
- Against RH13 6PX's recent median (£785,000)+80%
Newest record on this page: March 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
306 m²
3294 sq ft
Energy rating
C
Score 80
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
£1,413,000
- Against its 2019 sale (£820,000)+72%
- Against RH13 6PX's recent median (£785,000)+80%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Caniper Cottage is modelled from its 306 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6PX. 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
306 m² from the EPC lodged in March 2022
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in RH13 6PX
5 sales, median £785,000 (2021–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Caniper Cottage valuation sits well clear of the typical sold price in this postcode.
Sales timeline
29 May 2019Most recent
£820,000
Median price across the last 5 sales in RH13 6PX: £785,000 (2021–2017).
Nearby sales in RH13 6PX
Stone Cottage, Mill Lane, Lower Beeding, Horsham, RH13 6PX
Sold Sept 2021
£1,110,000The Oaks, Mill Lane, Lower Beeding, Horsham, RH13 6PX
Sold Jun 2020
£750,000Violets Barn, Mill Lane, Lower Beeding, Horsham, RH13 6PX
Sold Dec 2019
£1,150,000Larkslea, Mill Lane, Lower Beeding, Horsham, RH13 6PX
Sold Nov 2019
£785,00018 Violet Cottages, Mill Lane, Lower Beeding, Horsham, RH13 6PX
Sold May 2017
£455,000
What this page doesn't show
1 potential issue has already been flagged for Caniper Cottage, Mill Lane, Lower Beeding, Horsham, RH13 6PX. 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 Caniper Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Caniper Cottage is a detached house in Lower Beeding, Horsham, Horsham (RH13 6PX). It has a recorded floor area of 306 m² (around 3294 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (March 2022) shows a C (score 80), near the top of the C band. When first surveyed in January 2019 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Very Poor to Good and main heating went from Average to Very Good. The recommended improvements would lift it to A (score 93), a 2-band jump. Main heating runs on electricity.
At 306 m² the property is well over the postcode median (105 m² across 12 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). Today's modelled estimate of £1,413,000 sits 72.3% above the 2019 sale of £820,000. On a £-per-square-foot basis, the last sale (£249/sq ft) was about 32% below the postcode norm. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an annexe and an extension, meaningful when judging how the property has evolved. Last sale on file: £820,000 in May 2019.
Before you decide
Everything you need to know about Caniper Cottage
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Mar 2022
EPC Rating
A
B
C
C80
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 March 2032
Property Improvements
Changes detected from historical EPC data
Mar 2022from Jan 2019
EPC improved fromE50toC80
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
OilElectric
Changed to a more efficient fuel source
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against Caniper Cottage, Mill Lane, Lower Beeding, Horsham, RH13 6PX, sourced from the PlanIt planning register.
3 applications on record at Caniper Cottage, Mill Lane, Lower Beeding, Horsham, RH13 6PX
3decisions1extensions33documents6nearby
- Dec 2020ExtensionFullOutcome in report
Extension: Rear of property
Erection of a double storey rear extension, construction of a garage to the side and part replacement of roof finish.
- Documents
- 18 docs on file
- Reference
- DC/20/1843
- More recent applications — locked
- AnnexJun 2021Decision
- ConditionsMay 2021Decision
Unlock Caniper Cottage, Mill Lane, Lower Beeding, Horsham, RH13 6PX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 6 notable nearby
- The 33 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Mill Lane homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Caniper Cottage is notably below the street on years held.
Price per m²
£2,680
Street avg £4,237
Floor Area
306 m²
Street avg 124 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
4.2 t/year
Street avg 6.8 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
0.4 km
The Crabtree — bus stop.
Closest school
2.2 km
Holy Trinity CofE Primary School, Lower Beeding. 2 schools nearby.
Nearest schools
- Holy Trinity CofE Primary School, Lower BeedingPrimary2.2km
- St Peter's CofE (Aided) Primary SchoolPrimary2.9km
Nearest stops
- The CrabtreeBus stop445m
- Leonardslee GardensBus stop956m
- Leonardslee GardensBus stop1.1km
- Crabtree GateBus stop1.2km
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 6PX 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
38.3dB
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
Victorian-eraDetached HouseEPC CPre-1919 buildDetached over 300m²Extended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, is a large detached home over 300m², and has been extended more than once, 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.
£802k
1 Chatfields Farm Cottages, Brighton Road, Lower Beeding
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£793k
1 Birch Grove, The Birches, Mannings Heath
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3 bed2 bath
£780k
1 Bourne Hill Cottages, Kerves Lane
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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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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 Caniper Cottage is modelled from its 306 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 6PX. 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 Caniper 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 Caniper Cottage was lodged in March 2022 at band C and is valid until March 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. 3 applications are matched to Caniper 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 23 stops listed are measured in a straight line from RH13 6PX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Caniper Cottage 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 Caniper Cottage, Mill Lane, Lower Beeding, Horsham, RH13 6PX. Each answer is also embedded as structured data for search engines.
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