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Get started12 Grasslands, Smallfield, Horley, RH6 9NU
4 sales on record
About 12 Grasslands
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Grasslands is a four-bedroom detached house in Smallfield, Horley, Horley (RH6 9NU). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1983-1990 and council tax band F. The latest certificate (October 2025) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2015. Between certificates, roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 75). The home occupies a cul-de-sac position.
Sale prices here have outpaced England HPI: 6.8% per year against 0% for the wider region. Today's modelled estimate of £535,000 is 21.6% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£499/sq ft) was about 149.1% above the typical sold price in the postcode. Last sold in December 2015, so it's been off the market for around 10 years. Across the public record there are 4 sales, relatively high churn for a single property. At 82 m² it's 26.8% smaller than the typical home in the postcode (112 m² median across 23 EPCs).
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- EnsuiteYes
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)
Oct 2025
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.0 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.
12 Grasslands has more than tripled in price since its earliest registered sale in 1996.
Current estimate
See how we calculated this£535,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.8% per year over 20 years.
Last sold (2015)
£440,000
Growth on file: 6.8% per year over 20 years.
Sales timeline
Launch offer · 33% off
Buying 12 Grasslands, Smallfield, Horley, RH6 9NU? 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 Grasslands homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 12 Grasslands runs comfortably ahead of the street norm.
Price per m²
£5,366
Street avg £3,016
Floor Area
82 m²
Street avg 113 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.
Crime
26/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Broadbridge Lane — bus stop.
Road noise across the postcode
Modelled day and night-time noise levels around RH6 9NU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
59.6dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 36 points of interest in total.
Common questions
The questions buyers, sellers and homeowners most often ask about 12 Grasslands, Smallfield, Horley, RH6 9NU. Each answer is also embedded as structured data for search engines.
