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Get started11 Balcombe Gardens, Horley, RH6 9BY
About 11 Balcombe Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Balcombe Gardens is a two-bedroom detached house in Horley (RH6 9BY). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (August 2025) shows a D (score 59), a step below the typical UK home. When first surveyed in August 2013 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency dropped from Average to Poor and lighting dropped from Average to Poor. The recommended improvements would push it to C (score 78). Other recorded features include a conservatory.
Held since August 2002 — that's 24 years off the open market, well above the local norm. Today's modelled estimate of £467,000 sits 112.3% above the 2002 sale of £220,000. At 73 m² it sits well below the postcode median (113 m² across 31 EPCs), making it one of the more compact homes locally.
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
- Bedrooms2
- ConservatoryYes
Outside
- GarageYes
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Aug 2025
EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Poor
CO2 Emissions
3.7 t/year
Occupancy
Rented
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
11 Balcombe Gardens valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£467,000
Modelled from EPC, postcode comparables.
Last sold (2002)
£220,000
Recorded with HM Land Registry.
Sales timeline
Launch offer · 33% off
Buying 11 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.
11 Balcombe Gardens is notably below the street on habitable rooms.
Price per m²
£3,014
Street avg £3,834
Floor Area
73 m²
Street avg 135 m²
Habitable Rooms
3 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 11 Balcombe Gardens, Horley, RH6 9BY. Each answer is also embedded as structured data for search engines.
