Robyns Barn, Birchgrove Road, Horsted Keynes, Haywards Heath, RH17 7BS
About Robyns Barn
Robyns Barn is a four-bedroom detached house in Horsted Keynes, Haywards Heath, Haywards Heath (RH17 7BS). It has a recorded floor area of 168 m² (around 1808 sq ft) and construction records dating it to before 1900. The latest certificate (December 2016) shows an E (score 44), well below the UK norm with real room to improve. When first surveyed in January 2011 the rating was G, the property has climbed 2 bands since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Very Poor to Average and main heating went from Very Poor to Poor; while lighting dropped from Very Good to Good. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on lpg.
At 168 m² the property is well over the postcode median (54 m² across 30 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). 9 years since the last transfer (March 2017). 4 planning records sit against the property, 0 approved, 0 refused. Across 2012–2017, sale prices on this property compounded at 6.7% per year. Today's modelled estimate of £968,000 is 18% above the 2017 sale price.
Know exactly what you're buying at Robyns Barn
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
- Bedrooms4
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenYes
- ParkingYes
Energy performance
Robyns Barn's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Fuel source changed
Heating controls upgraded for better temperature management
Hot water system upgraded
Windows upgraded, improving insulation
Roof insulation improved
Low energy lighting percentage decreased
Planning history
Robyns Barn has 2 separate extension applications on the council record.
- Dec 2012ExtensionOutlineIn report
Extension: Rear of property
Proposed single storey rear extension and insertion of new doors and windows to existing. This is an application to establish whether the development is lawful: this will be a legal decision where the planning merits of the proposed use cannot be taken into account.
- Documents
- 9 docs on file
- Reference
- 12/03763/LDC
- Sept 2012ExtensionOutlineIn report
Single storey rear extension and alterations to existing fenestration. This is an application to establish whether the development is lawful: this will be a legal decision where the planning merits of the proposed use cannot be taken into account.
- Documents
- 7 docs on file
- Reference
- 12/02710/LDC
We flagged 1 thing worth checking at Robyns Barn
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
Robyns Barn valuation sits well clear of the typical sold price in this postcode.
£968,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.7% per year over 5 years.
£820,000
Growth on file: 6.7% per year over 5 years.
Sales timeline
7 March 2017Most recent
£820,000
+36.7%over 4 years3 May 2012
£600,000
Median price across the last 5 sales in RH17 7BS: £390,000 (2023–1998).
Nearby sales in RH17 7BS
Westall House, Flat 2, Birchgrove Road, Horsted Keynes, Haywards Heath, RH17 7BS
Sold Mar 2023
£390,000Littlemead, Birchgrove Road, Horsted Keynes, Haywards Heath, RH17 7BS
Sold Nov 2018
£640,000Little Keynes, Birchgrove Road, Horsted Keynes, Haywards Heath, RH17 7BS
Sold Jun 2016
£1,500,000Warren Farmhouse, Birchgrove Road, Horsted Keynes, Haywards Heath, RH17 7BS
Sold Feb 1998
£105,000Holme Meadow, Birchgrove Road, Horsted Keynes, Haywards Heath, RH17 7BS
Sold Jun 1995
£255,000
Everything we know about Robyns Barn, 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 Birchgrove Road homes
Robyns Barn is notably below the street on epc rating.
EPC Rating
44 (E)
Street avg 50 (E)
Floor Area
168 m²
Street avg 147 m²
CO₂ Emissions
6.1 t/year
Street avg 8.1 t/year
Habitable Rooms
5 rooms
Street avg 6 rooms
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.4 km
Lucas — bus stop.
Closest school
0.7 km
St Giles CofE 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
43.2dB
Night-time· 23:00 – 07:00
35.8dB