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12 Abbotsleigh, Southwater, Horsham, RH13 9HX

Estimated value

£520,000

  • Since the 2016 sale (£385,000)+35%
  • Against RH13 9HX's recent median (£452,500)+15%

Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
95 m²
1025 sq ft
Energy rating
D
Score 66
Council tax
Band D
Tenure
Private Rental
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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

£520,000

  • Against its 2016 sale (£385,000)+35%
  • Against RH13 9HX's recent median (£452,500)+15%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Abbotsleigh is modelled from its 95 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 9HX. 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

    95 m² from the EPC lodged in November 2011

  • Sales of this home

    1 sale recorded, the latest in 2016

  • Recent sales in RH13 9HX

    5 sales, median £452,500 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

12 Abbotsleigh valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 2 June 2016Most recent

    £385,000

Median price across the last 5 sales in RH13 9HX: £452,500 (2025–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 Abbotsleigh, Southwater, Horsham, RH13 9HX. 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 12 Abbotsleigh

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

12 Abbotsleigh is a three-bedroom semi-detached house in Southwater, Horsham, Horsham (RH13 9HX). It has a recorded floor area of 95 m² (around 1025 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (November 2011) shows a D (score 66), on the cusp of jumping into the C band. The latest certificate is from November 2011, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.

Last changed hands 10 years ago, in June 2016. Today's modelled estimate of £520,000 is 35.1% above the 2016 sale price.

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

  • Bedrooms3
  • Bathrooms2
  • Dining roomYes
  • Utility roomYes
  • CloakroomYes
  • FireplaceYes

Outside

  • Private gardenRear
  • GarageIntegral
  • Cul-de-sacYes

Building

  • Previously extendedYes
Before you decide

Everything you need to know about 12 Abbotsleigh

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

Pick your report · from £14.99

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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.

12 Abbotsleigh's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 09 Nov 2021

Current Certificate
Nov 2011

EPC Rating

A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Rented

Certificate validity

Expired on 9 November 2021

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 12 Abbotsleigh, Southwater, Horsham, RH13 9HX, sourced from the PlanIt planning register.

12 Abbotsleigh 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.

On the street

Versus other Abbotsleigh homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

12 Abbotsleigh outperforms the street on co₂ emissions by a wide margin.

Price per m²

£4,043

Street avg £3,990

On par

Floor Area

95 m²

Street avg 105 m²

On par

Habitable Rooms

4 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

3.8 t/year

Street avg 5.3 t/year

Strongly above
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

Crime

118/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Millfield North — bus stop.

Closest school

1.1 km

Southwater Infant Academy. 3 schools nearby.

Nearest schools

  • Southwater Infant AcademyPrimary1.1km
  • Southwater Junior AcademyPrimary1.2km
  • Castlewood Primary SchoolPrimary1.3km

Nearest stops

  • Millfield NorthBus stop114m
  • Country ParkBus stop189m
  • Millfield SouthBus stop245m
  • Cripplegate CornerBus stop287m

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 9HX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RH13 9HX

Daytime· 07:00 – 23:00

52.5dB

Low
Night-time road noise heatmap for RH13 9HX

Night-time· 23:00 – 07:00

43.4dB

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

Mid 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£529k

1 Andrews Cottages, Andrews Road, Southwater

RH13 9EX

3 bed1 bath
£488k

1 Cairo Cottages, Cripplegate Lane, Southwater

RH13 9HW

3 bed1 bath
£392k

1 Castlewood Road, Southwater

RH13 9US

3 bed1 bath
£509k

1 Andrews Road, Southwater

RH13 9EU

4 bed1 bath
£477k

1 Bonfire Hill, Southwater

RH13 9BU

2 bed
£576k

1 Bodiam Close, Southwater

RH13 9XW

4 bed
£578k

1 Arundel Close, Southwater

RH13 9XD

4 bed2 bath
£450k

1 Andrews Lane, Southwater

RH13 9DY

2 bed1 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 12 Abbotsleigh is modelled from its 95 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 9HX. 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 12 Abbotsleigh. 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 12 Abbotsleigh was lodged in November 2011 at band D and expired in November 2021, 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 12 Abbotsleigh. 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 9HX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Abbotsleigh is in council tax band D. 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 12 Abbotsleigh, Southwater, Horsham, RH13 9HX. Each answer is also embedded as structured data for search engines.

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