Model valuation£417,0008 Busby Close
Local market context
Cobwebs, Billingshurst Road, Coolham, Horsham, RH13 8QN
Swimming pool4 sales on record2 planning records
Estimated value
£832,000
- Since the 2022 sale (£835,000)0%
- Against RH13 8QN's recent median (£700,000)+19%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
181 m²
1948 sq ft
Energy rating
E
Score 51
Council tax
Band F
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
£832,000
- Against its 2022 sale (£835,000)0%
- Against RH13 8QN's recent median (£700,000)+19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Cobwebs is modelled from its 181 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 8QN. 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
181 m² from the EPC lodged in December 2021
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in RH13 8QN
5 sales, median £700,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
19 June 2022Most recent
£835,000
+45.2%over 8 years20 November 2013
£575,000
+26.4%over 6 years19 June 2007
£455,000
+5.8%over 7 months8 November 2006
£430,000
Median price across the last 5 sales in RH13 8QN: £700,000 (2025–2023).
Nearby sales in RH13 8QN
Chapelhouse, Billingshurst Road, Coolham, Horsham, RH13 8QN
Sold Dec 2025
£700,000The Old School House, Billingshurst Road, Coolham, Horsham, RH13 8QN
Sold May 2025
£710,0001 Brockhurst Cottages, Billingshurst Road, Coolham, Horsham, RH13 8QN
Sold Feb 2025
£284,000Chandos, Billingshurst Road, Coolham, Horsham, RH13 8QN
Sold Dec 2024
£405,000Coolham House, Billingshurst Road, Coolham, Horsham, RH13 8QN
Sold May 2023
£1,800,000
What this page doesn't show
1 potential issue has already been flagged for Cobwebs, Billingshurst Road, Coolham, Horsham, RH13 8QN. 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 Cobwebs
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Cobwebs is a four-bedroom detached house in Coolham, Horsham, Horsham (RH13 8QN). It has a recorded floor area of 181 m² (around 1948 sq ft), construction records dating it to 1983-1990 and council tax band F. There is a swimming pool on the plot, uncommon for the area. Other recorded features include a conservatory. The latest certificate (December 2021) shows an E (score 51), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since November 2010. Between certificates, wall efficiency went from Poor to Good and lighting went from Very Poor to Very Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 69), a 2-band jump. Main heating runs on oil.
Most recent transfer: June 2022 at £835,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Across 2006–2022, sale prices on this property compounded at 4.3% per year. On a £-per-square-foot basis, the last sale (£429/sq ft) was about 68.2% above the typical sold price in the postcode.
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
- Bathrooms3
- Dining roomYes
- Utility roomYes
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenYes
- GarageDouble
- Swimming poolYes
Before you decide
Everything you need to know about Cobwebs
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.
Cobwebs's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Dec 2021
EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
9.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 December 2031
Property Improvements
Changes detected from historical EPC data
Dec 2021from Nov 2010
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against Cobwebs, Billingshurst Road, Coolham, Horsham, RH13 8QN, sourced from the PlanIt planning register.
2 applications on record at Cobwebs, Billingshurst Road, Coolham, Horsham, RH13 8QN
2decisions1extensions13documents9nearby
- Nov 2007ConservatoryFullOutcome in report
Extension: Single storey
Single storey extensions to existing study and bathroom; replacement conservatory and addition of dormer windows in the roof space
Extension- Documents
- 5 docs on file
- Reference
- DC/07/2227
- More recent applications — locked
- New BuildJun 2008Decision
Unlock Cobwebs, Billingshurst Road, Coolham, Horsham, RH13 8QN'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 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Billingshurst Road homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Cobwebs runs comfortably ahead of the street norm.
Price per m²
£4,613
Street avg £3,677
Floor Area
181 m²
Street avg 183 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
9.3 t/year
Street avg 7.7 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
0.4 km
Crossroads — bus stop.
Closest school
0.5 km
William Penn School. 2 schools nearby.
Nearest schools
- William Penn SchoolPrimary513m
- Shipley CofE Primary SchoolPrimary2.8km
Nearest stops
- CrossroadsBus stop424m
- CrossroadsBus stop531m
- Coolham RoadBus stop852m
- Slaughter Bridge FarmBus stop926m
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 8QN 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
40.1dB
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
Late 20th centuryDetached HouseEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 Cobwebs is modelled from its 181 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RH13 8QN. 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. 4 sales are recorded for Cobwebs. 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 Cobwebs was lodged in December 2021 at band E and is valid until December 2031. 2 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 Cobwebs. 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 12 stops listed are measured in a straight line from RH13 8QN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Cobwebs 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 Cobwebs, Billingshurst Road, Coolham, Horsham, RH13 8QN. Each answer is also embedded as structured data for search engines.
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