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About 1 Balcombe Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Balcombe Gardens is a three-bedroom detached house in Horley (RH6 9BY). It has a recorded floor area of 586 m² (around 6308 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (January 2016) shows an F (score 38), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since September 2009. Between certificates, wall efficiency went from Very Poor to Poor and main heating went from Average to Good; while roof efficiency dropped from Average to Very Poor and lighting dropped from Average to Very Poor. The recommended improvements would lift it to D (score 60), a 2-band jump. The latest certificate is from January 2016, so improvements made since then won't be reflected. Period features are noted in the property record. The home occupies a corner plot.
At 586 m² the property is well over the postcode median (112 m² across 31 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £829,000 sits 103.2% above the 2012 sale of £408,000. On a £-per-square-foot basis, the last sale (£65/sq ft) was about 79% below the postcode norm. On the market in April 2012 and unlisted since — roughly 14 years.
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
- Dining roomYes
- StudyYes
Outside
- Private garden
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
1 Balcombe Gardens sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Jan 2026
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
1 Balcombe Gardens valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£829,000
Modelled from EPC, postcode comparables.
Last sold (2012)
£408,000
Recorded with HM Land Registry.
Sales timeline
Launch offer · 33% off
Buying 1 Balcombe Gardens, Horley, RH6 9BY? Know what you're getting into
Everything a buyer needs to know about this property, compiled into one in-depth report so there are no surprises after you offer.
Spot red flags before you buy
An AI-written breakdown of everything that matters
Versus other Balcombe Gardens homes
Four headline reads against 31 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 1 Balcombe Gardens runs well behind the street norm.
Price per m²
£696
Street avg £3,926
Floor Area
586 m²
Street avg 119 m²
Habitable Rooms
5 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Horley district page.
Rail-style transport is unusually close for this postcode.
Crime
26/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Avenue Gardens — bus stop.
Road noise across the postcode
Modelled day and night-time noise levels around RH6 9BY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.6dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 40 points of interest in total.
Common questions
The questions buyers, sellers and homeowners most often ask about 1 Balcombe Gardens, Horley, RH6 9BY. Each answer is also embedded as structured data for search engines.
