20 Grasslands, Smallfield, Horley, RH6 9NU

20 Grasslands is a four-bedroom detached house in Smallfield, Horley, Horley (RH6 9NU). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to 1991-1995 and council tax band F. The latest certificate (May 2012) 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 July 2009. Between certificates, lighting went from Poor to Average. The recommended improvements would lift it to B (score 84), a 2-band jump. The latest certificate is from May 2012, so improvements made since then won't be reflected.

Held since December 2009 — that's 16 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Sale prices here have outpaced England HPI: 7.9% per year against 0% for the wider region. Today's modelled estimate of £579,000 is 44.8% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£265/sq ft) was about 28.8% above the typical sold price in the postcode. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, a garage conversion and an annexe, meaningful when judging how the property has evolved. At 140 m² it's 27.3% larger than the typical home in the postcode (110 m² median across 23 EPCs).