Model valuation£417,0008 Busby Close
Local market context
33 Thornden, Cowfold, Horsham, RH13 8AG
1 planning record
Estimated value
£621,000
- Since the 2023 sale (£550,000)+13%
- Against RH13 8AG's recent median (£560,000)+11%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
2
Floor area
109 m²
1173 sq ft
Energy rating
E
Score 49
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
£621,000
- Against its 2023 sale (£550,000)+13%
- Against RH13 8AG's recent median (£560,000)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 Thornden is modelled from its 109 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 8AG. 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
109 m² from the EPC lodged in July 2019
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in RH13 8AG
5 sales, median £560,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | 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.
33 Thornden valuation sits well clear of the typical sold price in this postcode.
Sales timeline
21 August 2023Most recent
£550,000
Median price across the last 5 sales in RH13 8AG: £560,000 (2025–2021).
Nearby sales in RH13 8AG
35 Thornden, Cowfold, Horsham, RH13 8AG
Sold Mar 2025
£560,00037 Thornden, Cowfold, Horsham, RH13 8AG
Sold Feb 2025
£532,50011 Thornden, Cowfold, Horsham, RH13 8AG
Sold Jun 2021
£675,00031 Thornden, Cowfold, Horsham, RH13 8AG
Sold Jan 2021
£560,00021 Thornden, Cowfold, Horsham, RH13 8AG
Sold Jan 2021
£480,000
What this page doesn't show
1 potential issue has already been flagged for 33 Thornden, Cowfold, Horsham, RH13 8AG. 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 33 Thornden
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 Thornden is a two-bedroom detached house in Cowfold, Horsham, Horsham (RH13 8AG). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (July 2019) shows an E (score 49), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since July 2009. Between certificates, lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on oil.
One planning record on file: an extension approved in 2025. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Today's modelled estimate of £621,000 is 12.9% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£469/sq ft) was about 38.6% above the typical sold price in the postcode. Sold August 2023 for £550,000.
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
- Bedrooms2
Outside
- Private gardenYes
- GarageYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 33 Thornden
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.
33 Thornden's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jul 2019
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
6.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 July 2029
Property Improvements
Changes detected from historical EPC data
Jul 2019from Jul 2009
Hot Water
AveragePoor
Hot water efficiency decreased
Low Energy Lighting
23%75%
More low energy lighting installed
Planning history
Applications and permits filed against 33 Thornden, Cowfold, Horsham, RH13 8AG, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
1 application on record at 33 Thornden, Cowfold, Horsham, RH13 8AG
1decisions1extensions11documents9nearby
Flagged:Demolition
- Nov 2025DemolitionFullOutcome in report
Extension: Single storey · Rear of property
Demolition of existing conservatory and erection of a single storey rear extension.
Extension- Documents
- 11 docs on file
- Reference
- DC/25/1477
Unlock 33 Thornden, Cowfold, Horsham, RH13 8AG'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 9 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Thornden homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 33 Thornden runs well behind the street norm.
Price per m²
£5,046
Street avg £5,575
Floor Area
109 m²
Street avg 126 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
6.6 t/year
Street avg 6.5 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
Brook Farm — bus stop.
Closest school
0.3 km
St Peter's CofE (Aided) Primary School. 1 school nearby.
Nearest schools
- St Peter's CofE (Aided) Primary SchoolPrimary268m
Nearest stops
- Brook FarmBus stop395m
- Village HallBus stop401m
- South LeasBus stop621m
- Capons FarmBus stop635m
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 8AG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.6dB
Night-time· 23:00 – 07:00
43.4dB
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
Mid 20th centuryDetached BungalowEPC EExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£352k
1 Church Terrace, Station Road, Cowfold
RH13 8DA
2 bed1 bath
£340k
1 Brockhurst Cottages, Billingshurst Road, Coolham
RH13 8QN
2 bed1 bath
£563k
1 Barrack Cottages, Brighton Road, Shermanbury
RH13 8HQ
3 bed
£307k
1 Cambria Close, Partridge Green
RH13 8GW
2 bed1 bath
£550k
1 Butchers Row, West Grinstead
RH13 8NF
3 bed1 bath
£781k
1 Bowshotts Cottages, Cowfold Road, West Grinstead
RH13 8LY
3 bed2 bath
£474k
1 Champions Gate Cottages, Cowfold Road, West Grinstead
RH13 8LZ
3 bed1 bath
£438k
1 Alley Groves, Cowfold
RH13 8BN
3 bed2 bath
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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 33 Thornden is modelled from its 109 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 8AG. 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 33 Thornden. 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 33 Thornden was lodged in July 2019 at band E and is valid until July 2029. 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 33 Thornden. 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 1 school and 23 stops listed are measured in a straight line from RH13 8AG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 33 Thornden 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 33 Thornden, Cowfold, Horsham, RH13 8AG. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 8AGSold prices, values and energy ratings for the postcode
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- 33 Thornden, Cowfold, Horsham valuationHow the estimate is built and what moves it
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