12 Smugglers End, Windmill Platt, Handcross, Haywards Heath, RH17 6BQ
About 12 Smugglers End
12 Smugglers End is a three-bedroom semi-detached house in Handcross, Haywards Heath, Haywards Heath (RH17 6BQ). It has a recorded floor area of 74 m² (around 796 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (February 2010) shows a C (score 72). The latest certificate is from February 2010, so improvements made since then won't be reflected. Other recorded features include a conservatory.
Across 1997–2011, sale prices on this property compounded at 6.2% per year. Today's modelled estimate of £402,000 sits 51.7% above the 2011 sale of £265,000. On a £-per-square-foot basis, the last sale (£333/sq ft) was about 67.4% above the typical sold price in the postcode. On the market in September 2011 and unlisted since — roughly 15 years. 3 planning records sit against the property, 0 approved, 0 refused.
Know exactly what you're buying at 12 Smugglers End
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
- Dining roomYes
- ConservatoryYes
Outside
- Private gardenRear
- GarageYes
Building
- RefurbishedYes
Energy performance
12 Smugglers End'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This certificate is over 10 years old and is no longer valid.Expired 05 Feb 2020
EPC Rating
Planning history
- Nov 2020Tree WorksTreesIn report
T1 Sycamore - Fell.
- Documents
- 11 docs on file
- Reference
- DM/20/3564
- Aug 2004Tree WorksTreesIn report
Two sycamores (T5 & T6). T5: Trim back canopy on southern side by 1-2 metres. T6: Lift canopy by removing three lowest branches on southern side.
- Reference
- 04/01683/TREE
We flagged 1 thing worth checking at 12 Smugglers End
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
12 Smugglers End has more than doubled in price since the earliest registered sale in 1997.
£402,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.2% per year over 14 years.
£265,000
Growth on file: 6.2% per year over 14 years.
Sales timeline
8 September 2011Most recent
£265,000
-1.9%over 5 years26 July 2006
£270,000
+134.9%over 8 years11 September 1997
£114,950
Median price across the last 5 sales in RH17 6BQ: £435,000 (2025–2016).
Nearby sales in RH17 6BQ
11 Smugglers End, Windmill Platt, Handcross, Haywards Heath, RH17 6BQ
Sold Oct 2025
£540,0008 Smugglers End, Windmill Platt, Handcross, Haywards Heath, RH17 6BQ
Sold Mar 2025
£435,0004 Smugglers End, Windmill Platt, Handcross, Haywards Heath, RH17 6BQ
Sold Apr 2020
£350,0005 Smugglers End, Windmill Platt, Handcross, Haywards Heath, RH17 6BQ
Sold Sept 2018
£485,00010 Smugglers End, Windmill Platt, Handcross, Haywards Heath, RH17 6BQ
Sold May 2016
£360,000
Everything we know about 12 Smugglers End, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Smugglers End homes
On years held, 12 Smugglers End stands well clear of the street.
Price per m²
£3,583
Street avg £3,884
Floor Area
74 m²
Street avg 91 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.8 t/year
Street avg 2.9 t/year
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1 2 Carpenters Arms, Slaugham
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1 College Road, Ardingly
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1 Church Cottages, Street Lane, Ardingly
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1 Box Cottages, High Street, Balcombe
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The neighbourhood at a glance
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
The Red Lion — bus stop.
Closest school
0.7 km
Handcross Primary School. 2 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.2dB
Night-time· 23:00 – 07:00
46.9dB