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About 2 Balcombe Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Balcombe Gardens is a detached house in Horley (RH6 9BY). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (February 2026) shows a D (score 56), a step below the typical UK home. The recommended improvements would push it to C (score 76). This certificate was lodged in the last six months, so the rating reflects current condition.
It hasn't traded since August 1998, a hold of 28 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. On a £-per-square-foot basis, the last sale (£143/sq ft) was about 53.5% below the postcode norm.
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
2 Balcombe Gardens has been held in the same hands since before 2000.
Last sold (1998)
£186,500
Recorded with HM Land Registry.
Sales timeline
14 August 1998Most recent
£186,500
Median price across the last 5 sales in RH6 9BY: £578,500 (2025–2023).
Nearby sales in RH6 9BY
Launch offer · 33% off
Buying 2 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.
Price per m² for 2 Balcombe Gardens lags the street by a wide margin.
Price per m²
£1,541
Street avg £3,892
Floor Area
121 m²
Street avg 134 m²
Habitable Rooms
7 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 2 Balcombe Gardens, Horley, RH6 9BY. Each answer is also embedded as structured data for search engines.
