Model valuation£417,0008 Busby Close
Local market context
Cuthmans Cottage, Thakeham Road, Coolham, Horsham, RH13 8QD
1 planning record
Estimated value
£452,000
- Since the 1999 sale (£109,000)+315%
- Against RH13 8QD's recent median (£560,000)-19%
Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathrooms
2
Floor area
118 m²
1270 sq ft
Energy rating
D
Score 65
Council tax
Band C
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
£452,000
- Against its 1999 sale (£109,000)+315%
- Against RH13 8QD's recent median (£560,000)-19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Cuthmans Cottage is modelled from its 118 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 8QD. 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
118 m² from the EPC lodged in January 2013
Sales of this home
1 sale recorded, the latest in 1999
Recent sales in RH13 8QD
5 sales, median £560,000 (2022–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Cuthmans Cottage's modelled value sits at over four times its earliest registered sale price (1999).
Sales timeline
12 November 1999Most recent
£109,000
Median price across the last 5 sales in RH13 8QD: £560,000 (2022–2010).
Nearby sales in RH13 8QD
1 Foxcroft Cottages, Thakeham Road, Coolham, Horsham, RH13 8QD
Sold Nov 2022
£785,000Farleys, Thakeham Road, Coolham, Horsham, RH13 8QD
Sold Jun 2011
£1,015,000Elm Cottage, Thakeham Road, Coolham, Horsham, RH13 8QD
Sold Jun 2011
£500,000Milton Cottage, Thakeham Road, Coolham, Horsham, RH13 8QD
Sold May 2010
£240,500Vine Cottage, Thakeham Road, Coolham, Horsham, RH13 8QD
Sold Sept 2007
£525,000
What this page doesn't show
1 potential issue has already been flagged for Cuthmans Cottage, Thakeham Road, Coolham, Horsham, RH13 8QD. 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 Cuthmans Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Cuthmans Cottage is a two-bedroom semi-detached house in Coolham, Horsham, Horsham (RH13 8QD). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (January 2013) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 89), a 2-band jump. Main heating runs on oil. The latest certificate is from January 2013, so improvements made since then won't be reflected.
It hasn't traded since November 1999, a hold of 27 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £452,000 sits 314.7% above the 1999 sale of £109,000. On a £-per-square-foot basis, the last sale (£86/sq ft) was about 53.5% below the postcode norm. One planning record on file: an extension approved in 2005. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs).
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
- Bathrooms2
Before you decide
Everything you need to know about Cuthmans Cottage
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 18 Jan 2023
Current Certificate
Jan 2013EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 18 January 2023
Planning history
Applications and permits filed against Cuthmans Cottage, Thakeham Road, Coolham, Horsham, RH13 8QD, sourced from the PlanIt planning register.
1 application on record at Cuthmans Cottage, Thakeham Road, Coolham, Horsham, RH13 8QD
1decisions1extensions9nearby
- Feb 2005PorchFullOutcome in report
Rear dormer windows, front roof light windows, porch and open fronted garage
Extension- Reference
- DC/04/2712
Unlock Cuthmans Cottage, Thakeham Road, Coolham, Horsham, RH13 8QD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 9 notable nearby
- What the pattern means for extending or converting here
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Versus other Thakeham Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Cuthmans Cottage runs well behind the street norm.
Price per m²
£924
Street avg £3,204
Floor Area
118 m²
Street avg 153 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.9 t/year
Street avg 9.0 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
0.2 km
Coolham Road — bus stop.
Closest school
0.6 km
William Penn School. 2 schools nearby.
Nearest schools
- William Penn SchoolPrimary602m
- Shipley CofE Primary SchoolPrimary2.3km
Nearest stops
- Coolham RoadBus stop163m
- CrossroadsBus stop394m
- CrossroadsBus stop410m
- Sproutes LaneBus stop701m
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 8QD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.1dB
Night-time· 23:00 – 07:00
40.5dB
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
Victorian-eraSemi-Detached HouseEPC DPre-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 £1,020 · 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
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2 bed1 bath
£307k
1 Cambria Close, Partridge Green
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2 bed1 bath
£438k
1 Alley Groves, Cowfold
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3 bed2 bath
£436k
1 Buckwood Cottages, Worthing Road, West Grinstead
RH13 8GH
3 bed1 bath
£474k
1 Champions Gate Cottages, Cowfold Road, West Grinstead
RH13 8LZ
3 bed1 bath
£413k
1 Baileys Cottages, Brooks Green Road, Coolham
RH13 8GR
3 bed2 bath
£550k
1 Butchers Row, West Grinstead
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3 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 Cuthmans Cottage is modelled from its 118 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 8QD. 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 Cuthmans Cottage. 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 Cuthmans Cottage was lodged in January 2013 at band D and expired in January 2023, 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. 1 application is matched to Cuthmans Cottage. 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 2 schools and 15 stops listed are measured in a straight line from RH13 8QD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Cuthmans Cottage is in council tax band C. 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 Cuthmans Cottage, Thakeham Road, Coolham, Horsham, RH13 8QD. Each answer is also embedded as structured data for search engines.
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- Every home in RH13 8QDSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- Cuthmans Cottage, Thakeham Road, Coolham, Horsham valuationHow the estimate is built and what moves it
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