— ACRERIGHT AREA REPORT · STREET
Home › Horsham › Smugglers Lane · street
13 recorded sales · median £435,000 · Horsham
Horsham Council · Liberal Democrat-controlled 26/48 seats · 54% · OCD 2026
69/100
Good
Acreright area score · our comparison, not an official rating
£435k
median price
5.6
crimes per 1,000 residents each month
£435k
median sold price
11.5 yrs
of local pay to buy
71 min
London — fastest
11
rail stations mapped
2
grammar schools
65
schools total
5.6
crimes per 1,000 residents each month
258
Violence — most
6.8
NO₂ · WHO 10
1%
in a flood zone
2,414
green spaces
6.3
PM2.5 · WHO 5
281
eat & drink
77
shops
65.7%
gigabit
24
gyms & leisure
Tiles show street’s own prices; crime, schools, transport, health & amenities are shown for the wider area — each tab labels its source.
Score by what matters: AffordabilityCommuteSchoolsSafetyEnvironmentAmenities
Sold price trend
Not enough history to chart yet.
⌄ On this street: every recorded sale is listed under Cost — this is the finest level we hold. Everything else is shown for the wider Horsham, clearly labelled.
What's happening here
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Local voices
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All figures, sources and dates
Prices2026-09-09
Affordability2025
Council tax & governance2026/27 (tax); 2026 (control)
Crime2026-07
Deprivation2025
Census2021
Schools2026
Health2026/2025
Transport2026
Broadband2024-07
Environment2023–24
Ground checks2022–25
Heritage & planning2026
Amenities2026
Companies2026-07-01
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What does it cost? This street
A typical home here sells for £435,000. That's about 11.5× local earnings — around the 12.8× five-year average.
Sold price history
Not enough history to chart yet.
Median sold price · 12 months to Sep 2026 · 13 sales£435,000
HM Land Registry Price Paid
By property type
Too few sales by type to chart.
Typical home price compared with annual local pay11.5× · five-year average 12.8×
HM Land Registry, 12 months
Resold at a loss from Horsham18.6%
Of the homes across Horsham that sold again within five years, 18.6% went for less than the owner paid. Lower is better. Worse than South East (17.4%).
By property type
Detached houses6.5%
Semi-detached houses1.9%
Terraced houses4.9%
Flats22.3%
New-build vs second-hand
Bought new32.4%
Bought second-hand14.5%
Overall
Typical resale gain+14.5% · ~7.5-yr hold
Same home sold twice within five years (1,265 resale pairs) across Horsham — the finest grain we hold repeat-sale outcomes at · HM Land Registry · cash terms, not inflation-adjusted
Home ownership72%
Households owning their home · ONS Census 2021
Council tax£2,360
Horsham District Council£188
West Sussex County Council (incl. adult social care)£1,890
Police & Crime Commissioner£282
Council tax bands A–H
Band A£1,573
Band B£1,836
Band C£2,098
Band D (baseline)£2,360
Band E£2,884
Band F£3,409
Band G£3,933
Band H£4,720
Full-year charge for every band, derived from Band D at the statutory ratios (A = 6/9 of Band D … H = 18/9). MHCLG 2026/27.
Pick your band — the breakdown recalculates · MHCLG 2026/27 · hand-curated each April
Neighbourhood prices in Horsham how Smugglers Lane compares · from Horsham
⌃ Fastest 5-yr growth: Steyning +28.6%
| Neighbourhood | Median price | 5-year change | Sales, 12m |
|---|---|---|---|
| Steyning | £490,000 | +28.6% | 158 |
| Upper Beeding | £375,000 | +15.4% | 106 |
| Henfield | £515,000 | +14.9% | 150 |
| Oakhill | £380,000 | +13% | 186 |
| Billingshurst | £427,000 | +10.5% | 146 |
Sorted by 5-year change — click a row → the map flies there; click the name → its full report · HM Land Registry, 12 months
Homes in Smugglers Lane — sold prices
Filters
| Address | Type | Beds | EPC | Price | Date |
|---|---|---|---|---|---|
| Hill House Smugglers Lane Small Dole | Detached | — | — | £3,600,000 | Aug 2023 |
| Upper Horton Farmhouse Smugglers Lane Small Dole | Detached | — | — | £1,225,000 | Jun 2022 |
| Park View Smugglers Lane Small Dole | Other | — | — | £20,000 | Feb 2021 |
| 1, Smugglers Lane Upper Beeding | Detached | — | — | £435,000 | Mar 2019 |
| Hill House Smugglers Lane Small Dole | Detached | — | — | £2,250,000 | Jan 2019 |
| Park View Smugglers Lane Small Dole | Detached | — | — | £2,132,500 | Feb 2018 |
| Upper Horton Farmhouse Smugglers Lane Small Dole | Detached | — | — | £725,000 | Feb 2014 |
| Upper Horton Farmhouse Smugglers Lane Small Dole | Detached | — | — | £550,000 | Oct 2003 |
| 1, Smugglers Lane Upper Beeding | Detached | — | — | £228,000 | Aug 2003 |
| 3 SMUGGLERS LANE | Semi-detached | — | — | £191,500 | Jul 2002 |
13 recent sales — showing 10 · Search & browse every home →
Type a street, address or postcode to narrow this list; clear to see the latest sales. Click any home → its full report (sale history, EPC, estimate). Beds inferred from floor area · HM Land Registry + EPC
How safe is it? from Horsham
Crime runs at 5.6 per 1,000 residents a month. Like most places with a retail centre, offences cluster where the shops are, not where people live.
Crime rate
Per 1,000 / month5.6
Street-level counts · police.uk, last 12 months
By category, 12 months from Horsham
Recorded crimes by category across the whole Horsham district, last 12 months · police.uk / Home Office
Where crime clusters
police.uk publishes anonymised "on or near" points, not named hotspots. The map above shows where they cluster, with the crime layer on. Some forces log crimes at their police station, so a station can look like a hotspot.
Clusters of anonymised on-or-near markers, not addresses · police.uk
Who lives here? from Horsham
Population146,778
ONS Census 2021 (Nomis) · this neighbourhood
Relative deprivation — this area's neighbourhoods average 8/10 · little changed since 2019. A higher number means less deprivation. Roughly 75% of English neighbourhoods fall in more-deprived bands.
Full deprivation breakdown — all seven domains
DEPRIVATION
IMD decile 8/10
12345678910
WHAT THIS MEANSThis area scores 8/10 on the Index of Multiple Deprivation — less deprived than most (averaged across its neighbourhoods). About 75% of neighbourhoods in England are more deprived than this area. The scale runs 1 (most deprived 10%) to 10 (least deprived).
SINCE 2019Was IMD decile 8 in 2019 — little changed since.
The seven things the index measures, each on the same 1–10 scale (higher = better). A low bar shows where the deprivation actually is.
Income
7.8/10
Employment
8.0/10
Education & skills
7.7/10
Health & disability
8.6/10
Crime
7.7/10
Housing & services
4.7/10
Living environment
6.2/10
Index of Multiple Deprivation 2025 (MHCLG), averaged over the LSOAs in this area. · IoD2025
Figures for the wider Horsham — the same across neighbouring areas. This page's own prices, crime and streets are shown in full on their tabs.
Employment rate · residents aged 16+60%
Unemployment · economically active residents3.9%
Degree-level (Level 4+)37%
Good or very good health85%
Own their home72%
Median age45.8
Born outside the UK10%
ONS Census 2021 · wider district
Schools This street
75% of the 4 nearest inspected schools are rated Good or Outstanding. Catchments shown are the council-published ones where held, estimates otherwise — always labelled.
Ofsted
3 of 4 inspected schools rated Good or Outstanding
of the 4 nearest inspected schools
of the 4 nearest inspected schools
GIAS + Ofsted · post-Sept-2024 inspections show "Inspected — see report"
Catchments
Likely-nearest catchment line per school where councils publish polygons; estimated by distance otherwise — always labelled which.
Council catchment polygons + GIAS
Nearest schools 25 nearest schools
AllPrimarySecondaryGrammarNursery
| School | Phase | Ofsted | Distance |
|---|---|---|---|
| Upper Beeding Primary School | Primary | Inspected '25 — see report | 0.9 km |
| VIM Clubs | Nursery | — | 1.0 km |
| Beeding & Bramber Pre-School Playgroup | Nursery | Good ('22) | 1.1 km |
| Happy Steps | Nursery | Good ('22) | 1.3 km |
| Southdown Nursery | Nursery | Outstanding ('23) | 2.4 km |
| Steyning CofE Primary School | Primary | — | 2.7 km |
| Steyning Grammar School | Secondary | Requires improvement ('23) | 2.9 km |
| Pumpkin Patch Nursery Steyning | Nursery | — | 3.6 km |
| Dove Nursery Ltd | Nursery | Good ('22) | 4.7 km |
| Lancing College | Secondary | — | 4.7 km |
Nearest first · type to search all schools, or filter by phase · click a school → its full report page · GIAS + Ofsted
Health This street
At a glance
| Here | |
|---|---|
| Life expectancy — men | 82.7 yrs |
| Life expectancy — women | 86.1 yrs |
| Smoking | 6.2% |
| Adults overweight or obese | 61.6% |
OHID Fingertips · district-level figures (the health-outcomes grain)
6
nearest GP surgeries · nearest 2.8 km
NHS ODS
NHS ODS
12
nearest dentists · nearest 2.6 km
NHS ODS
NHS ODS
12
nearest pharmacies · nearest 1.2 km
NHS ODS
NHS ODS
4 of 4 CQC-rated providers nearby are Good or Outstanding.
Nearest GPs, dentists & pharmacies
AllGPsDentistsPharmacies
| Name | Type | CQC rating | Distance |
|---|---|---|---|
| Upper Beeding Pharmacy | Pharmacy | — | 1.2 km |
| Dental Surgery | Dentist | — | 2.6 km |
| Dental Surgery | Dentist | — | 2.6 km |
| Steyning Health Centre | GP | — | 2.8 km |
| Steyning Dental Care Ltd | Dentist | — | 2.8 km |
| Paydens Pharmacy | Pharmacy | — | 2.8 km |
| Henfield Pharmacy | Pharmacy | — | 5.0 km |
| Highdene (Dental Surgery) | Dentist | — | 5.0 km |
Nearest first · type to search, or filter by type · click a provider → its full page · NHS ODS + CQC · — = not CQC-rated (e.g. pharmacies)
Getting around from Horsham
5 nearest stations; the fastest to London is 71 min from Portslade.
Rail — 5 nearest stations
| Station | Distance | To London | Fastest |
|---|---|---|---|
| Shoreham-By-Sea (Sussex) | 3.7 mi | London Victoria | 76 min |
| Lancing | 4.4 mi | London Victoria | 81 min |
| Southwick | 4.4 mi | — | no direct train |
| Fishersgate | 4.8 mi | — | no direct train |
| Portslade | 5.1 mi | London Victoria | 71 min |
Nearest first (miles from the area centre) · fastest London time in bold — from Portslade (71 min) · click a station → its page · National Rail
Travel to work
Census travel-to-work — how residents commute
EV charging12 points
Per 10,000 residents0.8
National Chargepoint Registry · pins on the map · speed split (rapid/fast/slow) pending NCR field ingestion
Environment from Horsham
Air quality
µg/m³ annual mean · DEFRA
Ground checks
Surface water 1-in-1001.4%
Flood zone1% of postcodes
RadonAffected Area (up to 10–30%)
Historic landfill190 sites within ~1 km
EA · UKHSA/BGS · Mining Remediation Authority — indicative, not a property search
Transport noise (Defra)
Road & rail noise bands (≥55 / ≥65 dB Lden) are being added — not yet available for this area. They cover major sources only; "not mapped" ≠ "quiet".
Defra strategic noise mapping
Heritage & green space
Listed buildings1,764
Conservation areas41
Green belt0%
Green spaces2,414
Historic England · OS Open Greenspace
Amenities from Horsham
What's here
| Category | Count | Note |
|---|---|---|
| Eat & drink | 281 | 98% hygiene 4★+ (FSA) |
| Shops | 77 | supermarkets & convenience stores |
| Gyms, leisure & playgrounds | 24 | — |
| Green spaces & parks | 2,414 | filled areas on the map |
OSM + FSA
Broadband
% of premises · Ofcom Connected Nations
Local economy from Horsham
Figures for the wider Horsham — the same across neighbouring areas. This page's own prices, crime and streets are shown in full on their tabs.
Unemployment rate3.9%
In work (employment rate)59.8%
Companies registered here21,874
New incorporations (12m)2,343
Property companies (SPVs)2,138
Companies House + ONS Census 2021 · wider district