# 2 bedroom semi-detached house for sale (RH12 5FP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 YARROW CLOSE, HORSHAM, WEST SUSSEX RH12 5FP |
| Price | £415,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 58 m² |
| Last sold | £375,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 15/07/2034
- **Current heating cost:** £625/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2446-1430-2094-5075)

## Description

Courtney Green are delighted to bring to the market this much improved and very well presented, two double bedroom semi-detached house, located in a quiet and convenient cul-de-sac in North Horsham. The accommodation is arranged over two floors and comprises an entrance hall, a living/dining room, a modern fitted kitchen and a conservatory making up the ground floor. On the first floor, there are two double bedrooms, with built-in cupboards and a modern bathroom. Outside, a block paved driveway to the front provides off-road parking and fronts an attached garage. To the rear is a secluded landscaped garden with shrub borders and a lawn, a full-width paved patio and side courtyard area. Heating is provided by a modern fitted gas fired boiler (housed in the loft space), and the property is double glazed throughout. Yarrow Close is conveniently situated under two miles from the town centre and within walking distance of Littlehaven train station, North Heath Primary School, Pondtail Park as well as a very handy parade of shops which includes a local convenience store with a sub post office, a pharmacy and café, amongst others. 

The accommodation comprises:

**Entrance Hall 

**A convenient entrance hall with fitted coir matt and hardwood floor,  electricity metre, fuse board, and door to sitting room.

**Sitting Room

**With hardwood flooring, two radiators, large front aspect window, dado rail, bespoke custom-built TV wall unit with cupboards and cuboid display shelving with lighting.

**Kitchen 

**The modern fitted kitchen comprises a range of eye and base level cabinets and drawers finished in a gloss white with contrasting granite worktop and pelmet lights, inset sink with worktop routed drainer and a mono-bloc tap, integrated fridge/freezer, integrated slimline dishwasher, integrated electric double oven with five-burner gas hob and tower extractor over, stainless steel splashback, space and plumbing for washing machine, display cabinets, ceramic tiled floor, window and door to conservatory.

**Conservatory

**A versatile space with power points, ceramic tiled floor and French doors to the garden. 

From the sitting room, stairs rise to the **First Floor Landing** where there is a linen cupboard and a loft hatch accessing the partially boarded loft space, which houses the gas fired combination boiler.

**Bedroom 1

**A good size double bedroom with rear aspect window, built-in wardrobe cupboards with hanging rails and chest of drawers, panelled wainscot to one wall, vanity recess with a dressing table top with drawers, USB sockets, radiator.

**Bedroom 2 

**A further double bedroom with front aspect window, panelled wainscot to one wall, stair bulkhead cupboard with hanging space and drawer, radiator.

**Bathroom 

**A modern white bathroom suite comprising an enclosed panel bath with mixer tap and shower over, vanity unit with an inset wash hand basin with mixer tap and back-to-wall W.C, storage cupboard, mirrored bathroom cabinet, heated towel radiator, floor to ceiling wall tiling, downlighting, extractor fan and obscured rear side aspect window.

**Garage **The attached garage has an electric roller door to the front, power, lighting, and a rear door to the garden.

**OUTSIDE**

To the front of the property is a block paved driveway providing parking, and to the rear is a secluded, landscaped garden with a full-width paved patio and side courtyard area,  side shrub beds with bark chipping and a lawn.

**Council Tax Band**—C

**Referral Fees:** Courtney Green routinely refer prospective purchasers to Nepcote Financial Ltd who may offer to arrange insurance and/or mortgages. Courtney Green may be entitled to receive 20% of any commission received by Nepcote Financial Ltd.

 

## Property Photos

- ![Photo](/listings/photos/91026720/1324893)
- ![Photo](/listings/photos/91026720/1324894)
- ![Photo](/listings/photos/91026720/1324895)
- ![Photo](/listings/photos/91026720/1324896)
- ![Photo](/listings/photos/91026720/1324897)
- ![Photo](/listings/photos/91026720/1324898)
- ![Photo](/listings/photos/91026720/1324899)
- ![Photo](/listings/photos/91026720/1324900)
- ![Photo](/listings/photos/91026720/1324901)
- ![Photo](/listings/photos/91026720/1324902)
- ![Photo](/listings/photos/91026720/1324903)
- ![Photo](/listings/photos/91026720/1324904)
- ![Photo](/listings/photos/91026720/1324905)

## Floorplans

- ![Floorplan 1](/listings/photos/91026720/1324906) - Floorplan 1
- ![Floorplan 2](/listings/photos/91026720/1324907) - Floorplan 2
- ![Floorplan 3](/listings/photos/91026720/1324908) - Floorplan 3

## EPC Graphs

- ![EPC 1](/listings/photos/91026720/1324909) - EPC 1
- ![EPC 2](/listings/photos/91026720/1324910) - EPC 2

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #4546970
- **Address:** 1 Yarrow Close, HORSHAM, RH12 5FP
- **Certificate Issued:** 19/03/2007
- **Work Completed:** 08/02/2007
- **Items:** 4 window(s), 2 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 YARROW CLOSE, HORSHAM, WEST SUSSEX, RH12 5FP | £375,000 | 14/03/2025 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 BLUEBELL CLOSE, HORSHAM, WEST SUSSEX, RH12 5WB | £535,000 | 15/01/2026 | Semi-detached |
| 5 GORSE END, HORSHAM, WEST SUSSEX, RH12 5XW | £510,000 | 18/12/2025 | Semi-detached |
| 9 TERN AVENUE, HORSHAM, WEST SUSSEX, RH12 5AT | £407,000 | 18/12/2025 | Semi-detached |
| 123 HEATH WAY, HORSHAM, WEST SUSSEX, RH12 5XX | £445,000 | 24/11/2025 | Semi-detached |
| 6 SPEEDWELL WAY, HORSHAM, WEST SUSSEX, RH12 5WA | £444,000 | 07/12/2023 | Semi-detached |
| 55 TERN AVENUE, HORSHAM, WEST SUSSEX, RH12 5AT | £555,000 | 18/09/2023 | Semi-detached |
| 27 HEATHER CLOSE, HORSHAM, WEST SUSSEX, RH12 5XD | £425,000 | 31/08/2023 | Semi-detached |
| 57 BLUEBELL CLOSE, HORSHAM, WEST SUSSEX, RH12 5WB | £475,000 | 02/08/2023 | Semi-detached |
| 13 BLUEBELL CLOSE, HORSHAM, WEST SUSSEX, RH12 5WB | £380,000 | 24/03/2023 | Semi-detached |
| 8 TREFOIL CLOSE, HORSHAM, WEST SUSSEX, RH12 5FQ | £445,000 | 14/10/2022 | Semi-detached |
| 21 BARNSNAP CLOSE, HORSHAM, WEST SUSSEX, RH12 5XY | £460,000 | 29/09/2022 | Semi-detached |
| 51 TERN AVENUE, HORSHAM, WEST SUSSEX, RH12 5AT | £482,000 | 21/09/2022 | Semi-detached |
| 18 WHEATSHEAF CLOSE, HORSHAM, WEST SUSSEX, RH12 5TH | £420,000 | 09/09/2022 | Semi-detached |
| 37 BARNSNAP CLOSE, HORSHAM, WEST SUSSEX, RH12 5XY | £333,500 | 27/07/2022 | Semi-detached |
| [Same street] 10 YARROW CLOSE, HORSHAM, WEST SUSSEX, RH12 5FP | £440,000 | 25/07/2022 | Terraced |
| 25 BLUEBELL CLOSE, HORSHAM, WEST SUSSEX, RH12 5WB | £427,500 | 06/06/2022 | Semi-detached |
| 25 BLUEBELL CLOSE, HORSHAM, WEST SUSSEX, RH12 5WB | £410,000 | 29/04/2022 | Semi-detached |
| 8 SORRELL ROAD, HORSHAM, WEST SUSSEX, RH12 5FL | £437,000 | 08/03/2022 | Semi-detached |
| 80 DRAKE CLOSE, HORSHAM, WEST SUSSEX, RH12 5UD | £360,000 | 02/03/2022 | Semi-detached |
| 18 BLUEBELL CLOSE, HORSHAM, WEST SUSSEX, RH12 5WB | £382,500 | 14/02/2022 | Semi-detached |
| 30 BLUEBELL CLOSE, HORSHAM, WEST SUSSEX, RH12 5WB | £370,000 | 03/02/2022 | Semi-detached |

**Street average:** £440,000 (1 sale)
**Area average:** £435,175 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £475,003 (63 Semi-detached, RH12, 2024–2026)
- **Deviation:** -12.6%

## Rental Range

*ONS Price Index of Private Rents (Horsham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,314/mo
- **Realistic:** £1,460/mo
- **Optimistic:** £1,606/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Crawley & Reigate (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,097/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Woodstock Close, RH12 | £1,700/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, North Street, RH13 | £1,400/mo | 2 | 0.7 miles | OpenRent |

**Average rent: £1,550/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £193,750
- **Target investor price (1%):** £155,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,550/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.3×
- **Monthly cashflow:** £-264/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.6%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £7,155/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 24.3%
- **10y growth:** 18.6%

## House Price Index (HM Land Registry)

*Official index for Horsham; Semi-detached series; as of April 2026.*

- **1y growth (index):** -0.6%
- **5y growth (index):** 17.7%
- **10y growth (index):** 24.9%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)