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2 Bodiam Close, Southwater, Horsham, RH13 9XW

Estimated value

£609,000

  • Since the 2025 sale (£615,000)-1%
  • Against RH13 9XW's recent median (£385,000)+58%

Newest record on this page: October 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
5
Bathrooms
2
Floor area
132 m²
1421 sq ft
Energy rating
D
Score 67
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

£609,000

  • Against its 2025 sale (£615,000)-1%
  • Against RH13 9XW's recent median (£385,000)+58%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Bodiam Close is modelled from its 132 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 9XW. 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

    132 m² from the EPC lodged in October 2024

  • Sales of this home

    1 sale recorded, the latest in 2025

  • Recent sales in RH13 9XW

    5 sales, median £385,000 (2025–2005)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 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.

2 Bodiam Close valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 21 March 2025Most recent

    £615,000

Median price across the last 5 sales in RH13 9XW: £385,000 (2025–2005).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Bodiam Close, Southwater, Horsham, RH13 9XW. 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 2 Bodiam Close

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

2 Bodiam Close is a five-bedroom detached house in Southwater, Horsham, Horsham (RH13 9XW). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to 1991-1995 and council tax band E. The latest certificate (October 2024) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (October 2014); the latest reading is one band lower. Between certificates, lighting dropped from Good to Average. The recommended improvements would lift it to B (score 81), a 2-band jump. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.

At 132 m² the property is well over the postcode median (96 m² across 4 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold March 2025 for £615,000. On a £-per-square-foot basis, the last sale (£433/sq ft) was about 47% above the typical sold price in the postcode.

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

  • Bedrooms5
  • Bathrooms2
  • EnsuiteYes

Outside

  • Private gardenRear
  • GarageYes
  • Cul-de-sacYes

Building

  • Previously extendedYes
Before you decide

Everything you need to know about 2 Bodiam Close

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Oct 2024

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 15 October 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2024from Oct 2014
EPC improved fromC72toD67
Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Planning

Planning history

Applications and permits filed against 2 Bodiam Close, Southwater, Horsham, RH13 9XW, sourced from the PlanIt planning register.

2 Bodiam Close 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 Bodiam Close homes

Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.

On floor area, 2 Bodiam Close stands well clear of the street.

Price per m²

£4,659

Street avg £4,555

On par

Floor Area

132 m²

Street avg 100 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

4.5 t/year

Street avg 3.9 t/year

Strongly below
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

0.2 km

The Brook — bus stop.

Closest school

0.3 km

Southwater Infant Academy. 3 schools nearby.

Nearest schools

  • Southwater Infant AcademyPrimary333m
  • Southwater Junior AcademyPrimary413m
  • Castlewood Primary SchoolPrimary422m

Nearest stops

  • The BrookBus stop234m
  • Camelot CloseBus stop240m
  • Easteds LaneBus stop357m
  • Cripplegate LaneBus stop449m

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

Daytime· 07:00 – 23:00

51.3dB

Low
Night-time road noise heatmap for RH13 9XW

Night-time· 23:00 – 07:00

40.3dB

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

Late 20th centuryDetached 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 £1,155 · 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.
£606k

1 Allendale, Worthing Road, Southwater

RH13 9UE

4 bed2 bath
£614k

1 Bamborough Close, Southwater

RH13 9XF

4 bed2 bath
£615k

1 Centenary Road, Southwater

RH13 9FR

4 bed3 bath
£641k

1 Bottings Hill, Cripplegate Lane, Southwater

RH13 9HL

4 bed2 bath
£578k

1 Arundel Close, Southwater

RH13 9XD

4 bed2 bath
£576k

1 Bodiam Close, Southwater

RH13 9XW

4 bed
£509k

1 Andrews Road, Southwater

RH13 9EU

4 bed1 bath
£529k

1 Andrews Cottages, Andrews Road, Southwater

RH13 9EX

3 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 2 Bodiam Close is modelled from its 132 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RH13 9XW. 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 Bodiam Close. 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 Bodiam Close was lodged in October 2024 at band D and is valid until October 2034. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Bodiam Close. 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 9XW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Bodiam Close 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 2 Bodiam Close, Southwater, Horsham, RH13 9XW. Each answer is also embedded as structured data for search engines.

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