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Get started12 Balcombe Gardens is a three-bedroom detached house in Horley (RH6 9BY). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (March 2019) shows an F (score 38), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 84), a 4-band jump.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One planning record on file: an extension approved in 2019. Past consents include an extension and new windows, meaningful when judging how the property has evolved. Today's modelled estimate of £598,000 is 37.9% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£395/sq ft) was about 38% above the typical sold price in the postcode. Most recent transfer: July 2019 at £433,700.
12 Balcombe Gardens sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Construct two front dormers, a large rear gabled dormer and new pitched roof over rear extension together with replacement windows and doors to dwelling. As amended on 17/12/2019.
12 Balcombe Gardens valuation sits well clear of the typical sold price in this postcode.
£598,000
Modelled from EPC, postcode comparables.
£433,700
Recorded with HM Land Registry.
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12 Balcombe Gardens is notably below the street on epc rating.
Price per m²
£4,252
Street avg £3,784
Floor Area
102 m²
Street avg 134 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
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.

Daytime· 07:00 – 23:00
48.6dB

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9 July 2019Most recent
£433,700
Median price across the last 5 sales in RH6 9BY: £578,500 (2025–2023).
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Energy costs, comparable sales, crime, schools and transport

CO₂ Emissions
8.2 t/year
Street avg 6.2 t/year
RH6 9JN
Closest school
0.5 km
Oakwood School. 10 schools nearby.
Night-time· 23:00 – 07:00
40.4dB