Model valuation£417,0008 Busby Close
Local market context
High Beech, Mill Lane, Lower Beeding, Horsham, RH13 6PX
3 planning records
Estimated value
£776,000
- Against RH13 6PX's recent median (£820,000)-5%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
150 m²
1615 sq ft
Energy rating
E
Score 51
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
£776,000
- Against RH13 6PX's recent median (£820,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for High Beech is modelled from its 150 m² EPC floor area, the absence of a 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
150 m² from the EPC lodged in June 2021
Sales of this home
No sale recorded since 1995
Recent sales in RH13 6PX
5 sales, median £820,000 (2021–2019)
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.
High Beech 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 6PX: £820,000 (2021–2019).
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
£785,000Caniper Cottage, Mill Lane, Lower Beeding, Horsham, RH13 6PX
Sold May 2019
£820,000
What this page doesn't show
1 potential issue has already been flagged for High Beech, 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 High Beech
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
High Beech is a detached house in Lower Beeding, Horsham, Horsham (RH13 6PX). It has a recorded floor area of 150 m² (around 1615 sq ft) and construction records dating it to 1967-1975. The latest certificate (June 2021) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on electricity.
At 150 m² the property is well over the postcode median (105 m² across 12 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 3 approved, 0 refused.
Before you decide
Everything you need to know about High Beech
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
Jun 2021EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 June 2031
Planning history
Applications and permits filed against High Beech, Mill Lane, Lower Beeding, Horsham, RH13 6PX, sourced from the PlanIt planning register.
3 applications on record at High Beech, Mill Lane, Lower Beeding, Horsham, RH13 6PX
3decisions51documents6nearby
- Oct 2024Demolition And RebuildFullOutcome in report
Demolition of existing dwelling and erection of a new residential dwelling and the erection of an office / leisure room.
- Documents
- 31 docs on file
- Reference
- DC/24/0568
- More recent applications — locked
- ConditionsJul 2025Decision
- ConditionsJun 2025Decision
Unlock High Beech, 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 51 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.
High Beech outperforms the street on habitable rooms by a wide margin.
EPC Rating
51 (E)
Street avg 52 (E)
Floor Area
150 m²
Street avg 137 m²
CO₂ Emissions
5.8 t/year
Street avg 6.6 t/year
Habitable Rooms
8 rooms
Street avg 6 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
0.4 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
Late 20th centuryDetached HouseEPC ENo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£777k
1 Cisswood Cottages, Sandygate Lane, Lower Beeding
RH13 6LR
4 bed
£778k
1 Britten Close
RH13 6RZ
4 bed
£780k
1 Bourne Hill Cottages, Kerves Lane
RH13 6RJ
4 bed1 bath
£793k
1 Birch Grove, The Birches, Mannings Heath
RH13 6GG
3 bed2 bath
£802k
1 Chatfields Farm Cottages, Brighton Road, Lower Beeding
RH13 6TL
£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 High Beech is modelled from its 150 m² EPC floor area, the absence of a 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. No sale is recorded for High Beech, 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 High Beech was lodged in June 2021 at band E and is valid until June 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to High Beech. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about High Beech, Mill Lane, Lower Beeding, Horsham, RH13 6PX. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 6PXSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- High Beech, Mill Lane, Lower Beeding, Horsham valuationHow the estimate is built and what moves it
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