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Get started13 Grasslands, Smallfield, Horley, RH6 9NU
About 13 Grasslands
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Grasslands is a four-bedroom detached house in Smallfield, Horley, Horley (RH6 9NU). It has a recorded floor area of 127 m² (around 1366 sq ft), construction records dating it to 1983-1990 and council tax band F. The latest certificate (November 2008) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2008. Between certificates, lighting went from Poor to Very Good. The latest certificate is from November 2008, so improvements made since then won't be reflected.
Held since December 2008 — that's 17 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced England HPI: 6.9% per year against 0% for the wider region. Today's modelled estimate of £501,000 sits 78.9% above the 2008 sale of £280,000. At 127 m² it's 15.4% larger than the typical home in the postcode (110 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
- Dining roomYes
- CloakroomYes
- EnsuiteYes
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
13 Grasslands's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Nov 2018
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Sale price has at least doubled since 1996.
Current estimate
See how we calculated this£501,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.9% per year over 12 years.
Last sold (2008)
£280,000
Growth on file: 6.9% per year over 12 years.
Sales timeline
Launch offer · 33% off
Buying 13 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.
CO₂ Emissions for 13 Grasslands lags the street by a wide margin.
Price per m²
£2,206
Street avg £3,153
Floor Area
127 m²
Street avg 111 m²
Habitable Rooms
7 rooms
Street avg 6 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 13 Grasslands, Smallfield, Horley, RH6 9NU. Each answer is also embedded as structured data for search engines.
