Model valuation£417,0008 Busby Close
Local market context
21 Barleycroft, Cowfold, Horsham, RH13 8DP
2 planning records
Estimated value
£397,000
- Since the 2015 sale (£285,000)+39%
- Against RH13 8DP's recent median (£470,000)-16%
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
Bedrooms
2
Floor area
58 m²
624 sq ft
Energy rating
E
Score 54
Council tax
Band D
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
£397,000
- Against its 2015 sale (£285,000)+39%
- Against RH13 8DP's recent median (£470,000)-16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Barleycroft is modelled from its 58 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 8DP. 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
58 m² from the EPC lodged in October 2014
Sales of this home
1 sale recorded, the latest in 2015
Recent sales in RH13 8DP
5 sales, median £470,000 (2026–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | 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.
21 Barleycroft valuation sits well clear of the typical sold price in this postcode.
Sales timeline
16 January 2015Most recent
£285,000
Median price across the last 5 sales in RH13 8DP: £470,000 (2026–2025).
Nearby sales in RH13 8DP
9 Barleycroft, Cowfold, Horsham, RH13 8DP
Sold Apr 2026
£440,00045b, Barleycroft, Cowfold, Horsham, RH13 8DP
Sold Dec 2025
£490,00020 Barleycroft, Cowfold, Horsham, RH13 8DP
Sold Nov 2025
£550,00014 Barleycroft, Cowfold, Horsham, RH13 8DP
Sold Apr 2025
£390,0005 Barleycroft, Cowfold, Horsham, RH13 8DP
Sold Mar 2025
£470,000
What this page doesn't show
2 potential issues have already been flagged for 21 Barleycroft, Cowfold, Horsham, RH13 8DP. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- A planning decision worth checkingIn 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 21 Barleycroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Barleycroft is a two-bedroom semi-detached house in Cowfold, Horsham, Horsham (RH13 8DP). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (October 2014) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 83), a 3-band jump. Main heating runs on electricity. The latest certificate is from October 2014, so improvements made since then won't be reflected.
At 58 m² it sits well below the postcode median (109 m² across 22 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 77% of similar EPCs). Today's modelled estimate of £397,000 is 39.3% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£457/sq ft) was about 89.3% above the typical sold price in the postcode. Last changed hands 12 years ago, in January 2015. 2 planning records sit against the property, 0 approved, 1 refused.
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
Before you decide
Everything you need to know about 21 Barleycroft
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyA planning decision worth checking
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Oct 2024
Current Certificate
Oct 2014EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 October 2024
Planning history
Applications and permits filed against 21 Barleycroft, Cowfold, Horsham, RH13 8DP, sourced from the PlanIt planning register.
A recent planning application at 21 Barleycroft was refused — worth checking the council file.
2 applications on record at 21 Barleycroft, Cowfold, Horsham, RH13 8DP
2decisions2extensions16documents9nearby
- Mar 2024ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Relocation of side entrance door to front elevation. Removal of existing conservatory and erection of a single storey rear extension. Conversion of loft into habitable space including rear roof extension. Single storey side extension to the garage.
- Documents
- 8 docs on file
- Reference
- DC/24/0153
- More recent applications — locked
- PorchAug 2024Decision
Unlock 21 Barleycroft, Cowfold, Horsham, RH13 8DP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 9 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Barleycroft homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 21 Barleycroft lags the street by a wide margin.
Price per m²
£4,914
Street avg £3,755
Floor Area
58 m²
Street avg 108 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 t/year
Street avg 4.9 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
0.1 km
South Leas — 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 SchoolPrimary293m
Nearest stops
- South LeasBus stop130m
- Village HallBus stop134m
- Bull's BridgeBus stop387m
- Long Barn HouseBus stop767m
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 8DP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.8dB
Night-time· 23:00 – 07:00
42.5dB
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 centurySemi-Detached BungalowEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · 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
£307k
1 Cambria Close, Partridge Green
RH13 8GW
2 bed1 bath
£413k
1 Baileys Cottages, Brooks Green Road, Coolham
RH13 8GR
3 bed2 bath
£436k
1 Buckwood Cottages, Worthing Road, West Grinstead
RH13 8GH
3 bed1 bath
£438k
1 Alley Groves, Cowfold
RH13 8BN
3 bed2 bath
£474k
1 Champions Gate Cottages, Cowfold Road, West Grinstead
RH13 8LZ
3 bed1 bath
£136k
1 Chapman Court, Tideys Mill, Partridge Green
RH13 8WB
2 bed1 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 21 Barleycroft is modelled from its 58 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 8DP. 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 21 Barleycroft. 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 21 Barleycroft was lodged in October 2014 at band E and expired in October 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 21 Barleycroft. 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 22 stops listed are measured in a straight line from RH13 8DP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Barleycroft is in council tax band D. 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 21 Barleycroft, Cowfold, Horsham, RH13 8DP. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 8DPSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- 21 Barleycroft, Cowfold, Horsham valuationHow the estimate is built and what moves it
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