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Pondtail Farm, Old Keepers Cottage, Coolham Road, West Grinstead, Horsham, RH13 8LN

Estimated value

£764,000

  • Since the 2006 sale (£475,000)+61%
  • Against RH13 8LN's recent median (£635,000)+20%

Newest record on this page: October 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
172 m²
1851 sq ft
Energy rating
E
Score 48
Council tax
Band E
Tenure
Private Rental
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Valuation

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

£764,000

  • Against its 2006 sale (£475,000)+61%
  • Against RH13 8LN's recent median (£635,000)+20%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Pondtail Farm is modelled from its 172 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 8LN. 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

    172 m² from the EPC lodged in March 2020

  • Sales of this home

    2 sales recorded, the latest in 2006

  • Recent sales in RH13 8LN

    5 sales, median £635,000 (2023–2014)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Pondtail Farm has more than tripled in price since its earliest registered sale in 1995.

Sales timeline

  1. 18 September 2006Most recent

    £475,000

    +265.4%over 11 years

  2. 6 June 1995

    £130,000

Median price across the last 5 sales in RH13 8LN: £635,000 (2023–2014).

Risks

What this page doesn't show

1 potential issue has already been flagged for Pondtail Farm, Old Keepers Cottage, Coolham Road, West Grinstead, Horsham, RH13 8LN. 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

Overview

About Pondtail Farm

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Pondtail Farm is a four-bedroom detached house in West Grinstead, Horsham, Horsham (RH13 8LN). It has a recorded floor area of 172 m² (around 1851 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (March 2020) shows an E (score 48), well below the UK norm with real room to improve. Earlier certificates rated it D (April 2009); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 3-band jump. Main heating runs on oil. Other recorded features include outbuildings.

It hasn't traded since September 2006, a hold of 20 years that's notably long for the area. At 172 m² the property is well over the postcode median (87 m² across 14 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). Across 1995–2006, sale prices on this property compounded at 12.2% per year. Today's modelled estimate of £764,000 sits 60.8% above the 2006 sale of £475,000.

Specifications

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

  • Bedrooms4
  • Bathrooms2
  • Open-plan layoutYes
  • Dining roomYes
  • Utility roomYes
  • CloakroomYes

Outside

  • Private gardenYes
  • DrivewayYes
  • OutbuildingsYes
Before you decide

Everything you need to know about Pondtail Farm

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Pondtail Farm's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Mar 2020

EPC Rating

A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
8.3 t/year
Occupancy
Rented

Certificate validity

Valid until 19 March 2030

3 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2020from Apr 2009
EPC improved fromD58toE48
Hot Water
AveragePoor

Hot water efficiency decreased

Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Pondtail Farm, Old Keepers Cottage, Coolham Road, West Grinstead, Horsham, RH13 8LN, sourced from the PlanIt planning register.

Pondtail Farm 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.

On the street

Versus other Coolham Road homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for Pondtail Farm lags the street by a wide margin.

Price per m²

£2,762

Street avg £4,129

Strongly below

Floor Area

172 m²

Street avg 129 m²

Above

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

8.3 t/year

Street avg 7.1 t/year

Below
Area

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.
Full Horsham report

Crime

118/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Pondtail Farm — bus stop.

Closest school

2.1 km

Shipley CofE Primary School. 1 school nearby.

Nearest schools

  • Shipley CofE Primary SchoolPrimary2.1km

Nearest stops

  • Pondtail FarmBus stop71m
  • Lodge FarmBus stop174m
  • Buckbarn CrossroadsBus stop377m
  • Buckbarn CrossroadsBus stop409m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RH13 8LN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RH13 8LN

Daytime· 07:00 – 23:00

51.4dB

Low
Night-time road noise heatmap for RH13 8LN

Night-time· 23:00 – 07:00

45.4dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centuryDetached HouseEPC ENo mains gasPermanent outbuildings

Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,220 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£738k

1 Church Gate, Red Lane, Shipley

RH13 8PH

4 bed1 bath
£919k

1 Carylls Meadow, West Grinstead

RH13 8HW

4 bed2 bath
£450k

1 Coach House Mews, Horsham Road, Cowfold

RH13 8BU

4 bed2 bath
£781k

1 Bowshotts Cottages, Cowfold Road, West Grinstead

RH13 8LY

3 bed2 bath
£563k

1 Barrack Cottages, Brighton Road, Shermanbury

RH13 8HQ

3 bed
£550k

1 Butchers Row, West Grinstead

RH13 8NF

3 bed1 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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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Pondtail Farm is modelled from its 172 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RH13 8LN. 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. 2 sales are recorded for Pondtail Farm. 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 Pondtail Farm was lodged in March 2020 at band E and is valid until March 2030. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Pondtail Farm. 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 25 stops listed are measured in a straight line from RH13 8LN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Pondtail Farm is in council tax band E. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Pondtail Farm, Old Keepers Cottage, Coolham Road, West Grinstead, Horsham, RH13 8LN. Each answer is also embedded as structured data for search engines.

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