What kind of home is 12 Boxes Lane, RH17 7EJ?

12 Boxes Lane, RH17 7EJ is a 4-bedroom detached house, set on a cul-de-sac.

What was the last sold price for 12 Boxes Lane, RH17 7EJ?

12 Boxes Lane, RH17 7EJ last sold for £830,000 in February 2025, around 1 years ago. Land Registry has 3 sales on record going back to £320,000 in January 2004. Source: HM Land Registry.

Has 12 Boxes Lane, RH17 7EJ appreciated in value?

Across 3 sales between January 2004 and February 2025, 12 Boxes Lane, RH17 7EJ rose from £320,000 to £830,000, a change of £510,000. That works out to roughly +4.6% per year compounded over 21 years. Source: HM Land Registry.

How energy efficient is 12 Boxes Lane, RH17 7EJ?

The current EPC rating for 12 Boxes Lane, RH17 7EJ is F with a score of 28 out of 100, lodged in December 2024. The assessor estimates the property could reach a D. Source: EPC Register.

How big is 12 Boxes Lane, RH17 7EJ?

12 Boxes Lane, RH17 7EJ has a recorded floor area of 140 m² (1,507 sq ft), around 35 m² per bedroom. That makes it about 17% smaller than the median EPC-recorded property in RH17 7EJ. Source: EPC Register.

What heating system does 12 Boxes Lane, RH17 7EJ use?

The latest EPC at 12 Boxes Lane, RH17 7EJ records oil as the main heating fuel. Source: EPC Register.

What is the council tax band for 12 Boxes Lane, RH17 7EJ?

12 Boxes Lane, RH17 7EJ is in council tax band F. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Which area is 12 Boxes Lane, RH17 7EJ in?

12 Boxes Lane, RH17 7EJ sits in Horsted Keynes, Haywards Heath, Haywards Heath. It falls within the RH17 postcode district in West Sussex.

Is 12 Boxes Lane, RH17 7EJ in a safe area?

Police records around 12 Boxes Lane, RH17 7EJ show an average of 2 reported crimes per month over the last 4 months. Violent crime makes up roughly 43% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near 12 Boxes Lane, RH17 7EJ?

The closest primary school to 12 Boxes Lane, RH17 7EJ is St Giles CofE Primary School (688m), one of 2 primaries within walking distance.

How well connected is 12 Boxes Lane, RH17 7EJ?

The closest bus stop to 12 Boxes Lane, RH17 7EJ is Lewes Road, 367m away. The nearest underground option is Horsted Keynes (Bluebell Railway), 1.6km away.

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12 Boxes Lane, Horsted Keynes, Haywards Heath, RH17 7EJ

3 sales on record2 planning records

Property type

Detached

Bedrooms

Bathrooms

Floor area

140 m²

1507 sq ft

Energy rating

Score 28

Council tax

Band F

Tenure

Owner Occupied

Overview

About 12 Boxes Lane

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

12 Boxes Lane is a four-bedroom detached house in Horsted Keynes, Haywards Heath, Haywards Heath (RH17 7EJ). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (December 2024) shows an F (score 28), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 67), a 2-band jump. Main heating runs on oil. The home occupies a cul-de-sac position.

Most recent transfer was February 2025 at £830,000 — fresh data. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). Across 2004–2025, sale prices on this property compounded at 4.6% per year. On a £-per-square-foot basis, the last sale (£551/sq ft) was about 89.7% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 0 refused.

Before you offer

Know exactly what you're buying at 12 Boxes Lane

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

Already flagged here

Larger development activity nearby

£14.99

Trusted by UK homebuyers

Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

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

Bedrooms4
Bathrooms2
Dining roomYes
CloakroomYes

Outside

Private gardenSouth-facing
GarageYes
Cul-de-sacYes

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 Boxes Lane's carbon output runs well above what efficient homes in the postcode produce.

EPC Rating

F28

Main Heating

Gas

Main Fuel

Oil

Hot Water

Poor

Windows

Average

CO2 Emissions

12.0 t/year

Occupancy

Owner Occupied

Planning

Planning history

Applications and permits filed against 12 Boxes Lane, Horsted Keynes, Haywards Heath, RH17 7EJ, sourced from the PlanIt planning register.

Dec 2006
ExtensionFull
In report
Extension: Single storey
First floor extension (Corrected elevations received 7th November 2006)
Reference
06/02229/FUL
View planning record
Jun 2004
Full
In report
Dormer windows to front and rear elevations
Reference
04/01032/FUL
View planning record

Before you offer

We flagged 1 thing worth checking at 12 Boxes Lane

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

£14.99

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has at least doubled since 2004.

Current estimate

£773,000

Modelled from EPC, postcode comparables and a sale-price growth of 4.6% per year over 21 years.

See how we calculated this

Last sold (2025)

£830,000

Growth on file: 4.6% per year over 21 years.

Sales timeline

24 February 2025Most recent
£830,000
+74.7%over 16 years
15 June 2008
£475,000
+48.4%over 4 years
22 January 2004
£320,000

Median price across the last 5 sales in RH17 7EJ: £550,000 (2024–2004).

Nearby sales in RH17 7EJ

Before you offer

Everything we know about 12 Boxes Lane, 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

£14.99

Trusted by UK homebuyers

On the street

Versus other Boxes Lane homes

Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.

12 Boxes Lane outperforms the street on price per m² by a wide margin.

Price per m²

£5,929

Street avg £2,903

Strongly above

Floor Area

140 m²

Street avg 163 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

12.0 t/year

Street avg 6.6 t/year

Strongly below

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£525k

1 Cheeleys, Horsted Keynes

RH17 7AU

4 bed3 bath

£436k

1 Blackmores, Green Road, Wivelsfield Green

RH17 7PZ

4 bed2 bath

£718k

1 Corner Cottages, Tanyard Lane, Chelwood Gate

RH17 7LY

3 bed

£610k

1 Ashgrove Cottages, The Green, Horsted Keynes

RH17 7AP

3 bed2 bath

£562k

1 Danehurst Cottages, Church Lane, Danehill

RH17 7EY

3 bed

£555k

1 Blacksmiths Cottages, Station Road, Horsted Keynes

RH17 7AT

3 bed1 bath

£508k

1 Buckle Lane

RH17 7DW

3 bed2 bath

£506k

1 Chailey Glimpse, Church Road, Scaynes Hill

RH17 7NY

3 bed2 bath

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Haywards Heath district page.

Full Haywards Heath report

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

Lewes Road — 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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RH17 7EJ from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

44.8dB

Low

Night-time road noise heatmap for RH17 7EJ

Night-time· 23:00 – 07:00

36.4dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Boxes Lane, Horsted Keynes, Haywards Heath, RH17 7EJ. Each answer is also embedded as structured data for search engines.