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

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
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 £708,000 is 49.1% above the 2006 sale price.

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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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

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

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

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.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

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

Current estimate

£708,000

Modelled from EPC, postcode comparables and a sale-price growth of 12.2% per year over 11 years.

See how we calculated this
Last sold (2006)

£475,000

Growth on file: 12.2% per year over 11 years.

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).

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
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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£690k

1 Church Gate, Red Lane, Shipley

RH13 8PH

4 bed1 bath
£917k

1 Carylls Meadow, West Grinstead

RH13 8HW

4 bed2 bath
£450k

1 Coach House Mews, Horsham Road, Cowfold

RH13 8BU

4 bed2 bath
£774k

1 Bowshotts Cottages, Cowfold Road, West Grinstead

RH13 8LY

3 bed2 bath
£558k

1 Butchers Row, West Grinstead

RH13 8NF

3 bed1 bath
£500k

1 Barrack Cottages, Brighton Road, Shermanbury

RH13 8HQ

3 bed
£487k

1 Champions Gate Cottages, Cowfold Road, West Grinstead

RH13 8LZ

3 bed1 bath
£449k

1 Buckwood Cottages, Worthing Road, West Grinstead

RH13 8GH

3 bed1 bath
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

3/mo

Steady 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.

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
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.