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About 2 Grasslands
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Grasslands is a four-bedroom detached house in Smallfield, Horley, Horley (RH6 9NU). It has a recorded floor area of 112 m² (around 1206 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (January 2020) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 76), a 2-band jump. Other recorded features include a conservatory. The home occupies a cul-de-sac position.
Sale prices here have outpaced England HPI: 5.4% per year against 0% for the wider region. Today's modelled estimate of £502,000 is 18.1% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£353/sq ft) was about 71.1% above the typical sold price in the postcode. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Last sale on file: £425,000 in March 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Utility roomYes
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
2 Grasslands sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
6.6 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.
Sale price has grown by over 3x since 1996.
Current estimate
See how we calculated this£502,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.4% per year over 24 years.
Last sold (2021)
£425,000
Growth on file: 5.4% per year over 24 years.
Sales timeline
Launch offer · 33% off
Buying 2 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.
On epc rating, 2 Grasslands runs well behind the street norm.
Price per m²
£3,795
Street avg £3,084
Floor Area
112 m²
Street avg 112 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 2 Grasslands, Smallfield, Horley, RH6 9NU. Each answer is also embedded as structured data for search engines.
