Model valuation£417,0008 Busby Close
Local market context
2 Cairo Cottages, Cripplegate Lane, Southwater, Horsham, RH13 9HW
Estimated value
£420,000
- Since the 2015 sale (£285,000)+47%
- Against RH13 9HW's recent median (£425,000)-1%
Newest record on this page: September 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
70 m²
753 sq ft
Energy rating
E
Score 49
Council tax
Band E
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
£420,000
- Against its 2015 sale (£285,000)+47%
- Against RH13 9HW's recent median (£425,000)-1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Cairo Cottages is modelled from its 70 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 9HW. 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
70 m² from the EPC lodged in April 2015
Sales of this home
1 sale recorded, the latest in 2015
Recent sales in RH13 9HW
5 sales, median £425,000 (2023–1998)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Sales timeline
7 September 2015Most recent
£285,000
Median price across the last 5 sales in RH13 9HW: £425,000 (2023–1998).
What this page doesn't show
1 potential issue has already been flagged for 2 Cairo Cottages, Cripplegate Lane, Southwater, Horsham, RH13 9HW. 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 2 Cairo Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Cairo Cottages is a two-bedroom semi-detached house in Southwater, Horsham, Horsham (RH13 9HW). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (April 2015) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 86), a 3-band jump. The latest certificate is from April 2015, so improvements made since then won't be reflected.
At 70 m² it sits well below the postcode median (139 m² across 3 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £420,000 is 47.4% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£378/sq ft) was about 42.7% above the typical sold price in the postcode. Last sold in September 2015, so it's been off the market for around 11 years.
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
- Bathrooms1
- FireplaceYes
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 2 Cairo Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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 30 Apr 2025
Current Certificate
Apr 2015EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 30 April 2025
Planning history
Applications and permits filed against 2 Cairo Cottages, Cripplegate Lane, Southwater, Horsham, RH13 9HW, sourced from the PlanIt planning register.
2 Cairo Cottages has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cripplegate Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Cairo Cottages is notably below the street on floor area.
Price per m²
£4,071
Street avg £3,779
Floor Area
70 m²
Street avg 126 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
5.0 t/year
Street avg 6.7 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.
Crime
118/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Millfield South — bus stop.
Closest school
1.2 km
Southwater Infant Academy. 3 schools nearby.
Nearest schools
- Southwater Infant AcademyPrimary1.2km
- Southwater Junior AcademyPrimary1.3km
- Castlewood Primary SchoolPrimary1.5km
Nearest stops
- Millfield SouthBus stop94m
- Millfield NorthBus stop111m
- Cripplegate CornerBus stop113m
- TreetopsBus stop231m
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 9HW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.7dB
Night-time· 23:00 – 07:00
42.7dB
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 EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, 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.
£450k
1 Andrews Lane, Southwater
RH13 9DY
2 bed1 bath
£477k
1 Bonfire Hill, Southwater
RH13 9BU
2 bed
£355k
1 Church Lane, Southwater
RH13 9EB
2 bed1 bath
£392k
1 Castlewood Road, Southwater
RH13 9US
3 bed1 bath
£488k
1 Cairo Cottages, Cripplegate Lane, Southwater
RH13 9HW
3 bed1 bath
£529k
1 Andrews Cottages, Andrews Road, Southwater
RH13 9EX
3 bed1 bath
£509k
1 Andrews Road, Southwater
RH13 9EU
4 bed1 bath
£163k
1 Canterbury Court, Southwater
RH13 9XS
1 bed1 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 2 Cairo Cottages is modelled from its 70 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 9HW. 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 2 Cairo Cottages. 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 2 Cairo Cottages was lodged in April 2015 at band E and expired in April 2025, 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. None is matched to 2 Cairo Cottages. 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 3 schools and 30 stops listed are measured in a straight line from RH13 9HW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Cairo Cottages 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Cairo Cottages, Cripplegate Lane, Southwater, Horsham, RH13 9HW. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RH13 9HWSold prices, values and energy ratings for the postcode
- RH 13 property marketPrices, postcodes, schools and transport across the district
- 2 Cairo Cottages, Cripplegate Lane, Southwater, Horsham valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales