Model valuation£417,0008 Busby Close
Local market context
Pondtail Farmhouse, Coolham Road, West Grinstead, Horsham, RH13 8LN
2 planning records
Estimated value
£913,000
- Against RH13 8LN's recent median (£635,000)+44%
Newest record on this page: October 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
298 m²
3208 sq ft
Energy rating
E
Score 44
Council tax
Band F
Tenure
Private Rental
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
£913,000
- Against RH13 8LN's recent median (£635,000)+44%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Pondtail Farmhouse is modelled from its 298 m² EPC floor area, the absence of a recorded sale 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
298 m² from the EPC lodged in August 2023
Sales of this home
No sale recorded since 1995
Recent sales in RH13 8LN
5 sales, median £635,000 (2023–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2023 | 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.
Pondtail Farmhouse has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RH13 8LN: £635,000 (2023–2014).
Nearby sales in RH13 8LN
5 Pondtail Cottages, Coolham Road, West Grinstead, Horsham, RH13 8LN
Sold Oct 2023
£410,0006 Pondtail Cottages, Coolham Road, West Grinstead, Horsham, RH13 8LN
Sold Jul 2022
£470,000Lodge Farm House, Coolham Road, West Grinstead, Horsham, RH13 8LN
Sold Apr 2020
£930,000Lodge Barn, Coolham Road, West Grinstead, Horsham, RH13 8LN
Sold Mar 2016
£780,000Lime Kiln, Coolham Road, West Grinstead, Horsham, RH13 8LN
Sold Sept 2014
£635,000
What this page doesn't show
1 potential issue has already been flagged for Pondtail Farmhouse, 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
About Pondtail Farmhouse
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Pondtail Farmhouse is a detached house in West Grinstead, Horsham, Horsham (RH13 8LN). It has a recorded floor area of 298 m² (around 3208 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (August 2023) shows an E (score 44), well below the UK norm with real room to improve. When first surveyed in July 2012 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good, hot-water efficiency went from Poor to Average and lighting went from Poor to Very Good. The recommended improvements would lift it to B (score 83), a 3-band jump. Main heating runs on oil.
At 298 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). 2 planning records sit against the property, 2 approved, 0 refused.
Before you decide
Everything you need to know about Pondtail Farmhouse
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.
Pondtail Farmhouse's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Aug 2023
EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
16.0 t/year
Occupancy
Rented
Certificate validity
Valid until 6 August 2033
Property Improvements
Changes detected from historical EPC data
Mar 2013from Jul 2012
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Aug 2023from Mar 2013
EPC improved fromF34toE44
Hot Water
PoorAverage
Hot water efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
11%100%
More low energy lighting installed
Planning history
Applications and permits filed against Pondtail Farmhouse, Coolham Road, West Grinstead, Horsham, RH13 8LN, sourced from the PlanIt planning register.
2 applications on record at Pondtail Farmhouse, Coolham Road, West Grinstead, Horsham, RH13 8LN
2decisions9documents9nearby
- Feb 2003ConversionFullOutcome in report
Conversion of farm buildings to office and warehouseSite: Pondtail Farm West Grinstead
- Documents
- 9 docs on file
- Reference
- SP/2/03
- More recent applications — locked
- Change Of UseJun 2004Decision
Unlock Pondtail Farmhouse, Coolham Road, West Grinstead, Horsham, RH13 8LN'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 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Coolham Road homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for Pondtail Farmhouse runs comfortably ahead of the street norm.
EPC Rating
44 (E)
Street avg 59 (D)
Floor Area
298 m²
Street avg 120 m²
CO₂ Emissions
16.0 t/year
Street avg 6.5 t/year
Habitable Rooms
9 rooms
Street avg 5 rooms
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.
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.
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· 07:00 – 23:00
51.4dB
Night-time· 23:00 – 07:00
45.4dB
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
Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,495 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£919k
1 Carylls Meadow, West Grinstead
RH13 8HW
4 bed2 bath
£1.0m
1 Bayley Paddock, Mill Lane, Partridge Green
RH13 8JU
£781k
1 Bowshotts Cottages, Cowfold Road, West Grinstead
RH13 8LY
3 bed2 bath
£738k
1 Church Gate, Red Lane, Shipley
RH13 8PH
4 bed1 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
£450k
1 Coach House Mews, Horsham Road, Cowfold
RH13 8BU
4 bed2 bath
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Start your researchHow to read this page
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 Pondtail Farmhouse is modelled from its 298 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for Pondtail Farmhouse, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Farmhouse was lodged in August 2023 at band E and is valid until August 2033. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Pondtail Farmhouse. 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 Farmhouse 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 Pondtail Farmhouse, Coolham Road, West Grinstead, Horsham, RH13 8LN. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 8LNSold prices, values and energy ratings for the postcode
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- Pondtail Farmhouse, Coolham Road, West Grinstead, Horsham valuationHow the estimate is built and what moves it
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