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Get startedHigh Beeches, Smallfield Road, Horne, Horley, RH6 9JP
2 planning records
About High Beeches
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
High Beeches is a detached house in Horne, Horley, Horley (RH6 9JP). It has a recorded floor area of 199 m² (around 2142 sq ft) and construction records dating it to 1950-1966. The latest certificate (June 2016) shows a C (score 74). The recommended improvements would push it to B (score 82). The latest certificate is from June 2016, so improvements made since then won't be reflected.
Held since August 1998 — that's 28 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 199 m² the property is well over the postcode median (113 m² across 25 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £886,000 sits 255.1% above the 1998 sale of £249,500. On a £-per-square-foot basis, the last sale (£116/sq ft) was about 66% below the postcode norm. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved.
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
High Beeches ranks among the most efficient homes in the postcode for energy use.
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Planning history
Applications and permits filed against High Beeches, Smallfield Road, Horne, Horley, RH6 9JP, sourced from the PlanIt planning register.
- Jul 2012PorchOutlineSplit Decision
Extension: Single storey
Erection of single storey extensions to east and west elevations and erection of front porch.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
High Beeches's estimated value is more than triple its earliest registered sale price (1998).
Current estimate
See how we calculated this£886,000
Modelled from EPC, postcode comparables.
Last sold (1998)
£249,500
Recorded with HM Land Registry.
Sales timeline
Launch offer · 33% off
Buying High Beeches, Smallfield Road, Horne, Horley, RH6 9JP? 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 Smallfield Road homes
Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², High Beeches runs well behind the street norm.
Price per m²
£1,254
Street avg £4,465
Floor Area
199 m²
Street avg 128 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
26/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Road noise across the postcode
Modelled day and night-time noise levels around RH6 9JP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.7dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 28 points of interest in total.
Common questions
The questions buyers, sellers and homeowners most often ask about High Beeches, Smallfield Road, Horne, Horley, RH6 9JP. Each answer is also embedded as structured data for search engines.
