Model valuation£417,0008 Busby Close
Local market context
2 The Smithy, Henfield Road, Cowfold, Horsham, RH13 8DY
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
53 m²
570 sq ft
Energy rating
D
Score 57
Council tax
Band D
Tenure
Owner Occupied
About 2 The Smithy
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 The Smithy is a two-bedroom mid-terrace house in Cowfold, Horsham, Horsham (RH13 8DY). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (February 2016) shows a D (score 57), a step below the typical UK home. The recommended improvements would lift it to B (score 85), a 2-band jump. Main heating runs on electricity. The latest certificate is from February 2016, so improvements made since then won't be reflected. The home occupies a cul-de-sac position.
Across 2016–2024, sale prices on this property compounded at 4.5% per year. On a £-per-square-foot basis, the last sale (£565/sq ft) was about 130.6% above the typical sold price in the postcode. Most recent transfer: January 2024 at £322,500.
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
- Bathrooms1
Outside
- Private gardenSouth-facing
- DrivewayYes
- Cul-de-sacYes
Building
- Heating systemElectric
- RefurbishedYes
Before you decide
Everything you need to know about 2 The Smithy
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 22 Feb 2026
Current Certificate
Feb 2016EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 22 February 2026
Get a survey for this property
Level 3 Building Survey
Late 20th centuryMid-Terrace HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Applications and permits filed against 2 The Smithy, Henfield Road, Cowfold, Horsham, RH13 8DY, sourced from the PlanIt planning register.
2 The Smithy has no planning applications on record.
9
But the area is active
9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on 2 The Smithy was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£346,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.5% per year over 8 years.
Last sold (2024)
£322,500
Growth on file: 4.5% per year over 8 years.
Sales timeline
9 January 2024Most recent
£322,500
+39.9%over 7 years5 May 2016
£230,500
Median price across the last 5 sales in RH13 8DY: £190,000 (2018–2002).
Versus other The Smithy homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 The Smithy runs comfortably ahead of the street norm.
Price per m²
£6,085
Street avg £3,886
Floor Area
53 m²
Street avg 52 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
4.6 t/year
Street avg 2.3 t/year
Property research, connected
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Start your researchSimilar 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
£136k
1 Chapman Court, Tideys Mill, Partridge Green
RH13 8WB
2 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
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
0.4 km
St Peter's CofE (Aided) Primary School. 1 school nearby.
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 8DY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.5dB
Night-time· 23:00 – 07:00
42.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 2 The Smithy, Henfield Road, Cowfold, Horsham, RH13 8DY. Each answer is also embedded as structured data for search engines.