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Goodwin Rise, Billingshurst Road, Coolham, Horsham, RH13 8QN

7 planning records

Estimated value

£964,000

  • Since the 2007 sale (£405,000)+138%
  • Against RH13 8QN's recent median (£700,000)+38%

Newest record on this page: December 2025. 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
320 m²
3444 sq ft
Energy rating
C
Score 76
Council tax
Band E
Tenure
Owner Occupied
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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

£964,000

  • Against its 2007 sale (£405,000)+138%
  • Against RH13 8QN's recent median (£700,000)+38%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Goodwin Rise is modelled from its 320 m² EPC floor area, its 1 recorded sale 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

    320 m² from the EPC lodged in April 2025

  • Sales of this home

    1 sale recorded, the latest in 2007

  • Recent sales in RH13 8QN

    5 sales, median £700,000 (2025–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 7 applicationsFull 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.

The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.

Sales timeline

  1. 2 October 2007Most recent

    £405,000

Median price across the last 5 sales in RH13 8QN: £700,000 (2025–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for Goodwin Rise, 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

Overview

About Goodwin Rise

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

Goodwin Rise is a four-bedroom detached house in Coolham, Horsham, Horsham (RH13 8QN). It has a recorded floor area of 320 m² (around 3444 sq ft), construction records dating it to 2007-2011 and council tax band E. The latest certificate (April 2025) shows a C (score 76), near the top of the C band. When first surveyed in August 2009 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good; while wall efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 81). Main heating runs on oil.

Held since October 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 320 m² the property is well over the postcode median (174 m² across 21 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). Today's modelled estimate of £964,000 sits 138% above the 2007 sale of £405,000. On a £-per-square-foot basis, the last sale (£118/sq ft) was about 54.3% below the postcode norm. 7 planning records sit against the property, 5 approved, 2 refused.

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
Before you decide

Everything you need to know about Goodwin Rise

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.

Goodwin Rise's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Apr 2025

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
7.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 April 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2025from Aug 2009
EPC improved fromD62toC76
Heating System
Heat PumpGas Boiler

Heating system changed

Main Fuel
ElectricOil

Fuel source changed

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
PartialInsulated

Floor insulation added or improved

Low Energy Lighting
8%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Goodwin Rise, Billingshurst Road, Coolham, Horsham, RH13 8QN, sourced from the PlanIt planning register.

Goodwin Rise has been through 5 approved planning applications — a well-evolved property.

7 applications on record at Goodwin Rise, Billingshurst Road, Coolham, Horsham, RH13 8QN

7decisions64documents9nearby
Flagged:Retrospective
  1. Jun 2006
    Amendment
    Outcome in report

    Use of buildings as a single family dwelling house (Certificate of Lawful Development Exisitng)

    Documents
    14 docs on file
    Reference
    DC/06/1125
    Full record in report
  2. More recent applications — locked
  3. OutbuildingDecision
  4. RenovationDecision

+ 4 more applications in the report

Unlock Goodwin Rise, 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 (7 on record)
  • All 7 applications on this property in full, plus 9 notable nearby
  • The 64 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

On the street

Versus other Billingshurst Road homes

Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for Goodwin Rise runs comfortably ahead of the street norm.

Price per m²

£1,266

Street avg £3,900

Strongly below

Floor Area

320 m²

Street avg 177 m²

Strongly above

Habitable Rooms

8 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

7.2 t/year

Street avg 7.8 t/year

On par
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

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.

Noise

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 road noise heatmap for RH13 8QN

Daytime· 07:00 – 23:00

46.1dB

Low
Night-time road noise heatmap for RH13 8QN

Night-time· 23:00 – 07:00

40.1dB

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

21st centuryDetached HouseEPC CDetached over 300m²No mains gas

Because the property is a large detached home over 300m² and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,495 · 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.
£919k

1 Carylls Meadow, West Grinstead

RH13 8HW

4 bed2 bath
£738k

1 Church Gate, Red Lane, Shipley

RH13 8PH

4 bed1 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 Goodwin Rise is modelled from its 320 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for Goodwin Rise. 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 Goodwin Rise was lodged in April 2025 at band C and is valid until April 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to Goodwin Rise. 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
Goodwin Rise 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 Goodwin Rise, Billingshurst Road, Coolham, Horsham, RH13 8QN. Each answer is also embedded as structured data for search engines.

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