# 2 bedroom end of terrace house for sale (RH12 1FF) ## Property Details | Key | Value | |-----|-------| | Address | 121 THE BOULEVARD, HORSHAM, WEST SUSSEX RH12 1FF | | Price | £450,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | TBC | | Floor area | 81 m² | | Last sold | £480,000 Sep 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 23/02/2031 - **Current heating cost:** £215/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - 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/2046-3000-9302-8009-5204) ## Description Courtney Green are delighted to be offering for sale this nearly new, very well appointed two double bedroom, two en-suite end of terrace home, situated on the highly acclaimed Highwood development. The concept of the Highwood development is that of a classic English village culture where the traditionally styled homes, attractive street scenes, village pond and central square create a real sense of community, yet in a location which is close to Horsham town centre, with its comprehensive range of shopping, sporting and leisure facilities and transport links to London, Gatwick Airport and the coast. Built by Berkeley Homes in 2021 as part of the most recent "Bridgewater" phase, this corner plot really has to be one of the best within the entire development. The immaculately presented accommodation comprises a high specification kitchen with built-in appliances, bright and spacious sitting/dining room, downstairs toilet, under stairs cupboard and utility cupboard on the ground floor. On the first floor there are two double bedrooms, one with an en-suite shower room, one with an en-suite bathroom, a further storage cupboard and a generous loft space. A gas fired boiler provides heating and hot water. Outside to the rear there is a walled, landscaped garden which is far larger than most, two large timber sheds and side access. To the front is driveway parking for two cars in tandem. Viewings are highly recommended to appreciate this property's finer qualities. The accommodation comprises: Covered entrance area with front **Door **to  **Entrance Hall ** A spacious entrance hall with fitted coir matt, Amtico flooring, radiator, utility cupboard with space and plumbing for washing machine and downlighting. **Cloakroom** Frosted double-glazed front aspect window, low-level WC with concealed dual flush, wall mounted wash hand basin with chrome mixer tap, heated towel rail, inset mirror, continuation of Amtico flooring, downlighting. **Kitchen** The beautifully finished and individual kitchen comprises a range of eye and base level cabinets with complementing stone worktop surfaces and tiled splashbacks, a stainless-steel recessed sink with chrome mixer tap, AEG touch control induction hob with concealed extractor over, AEG eye level oven and AEG integrated fridge/freezer, AEG dishwasher, radiator, under-cabinet lighting, continuation of Amtico flooring, downlighting and front aspect window.  **Sitting/Dining Room** Double-glazed rear aspect with French Doors to the rear garden, two radiators, under stairs cupboard with consumer unit, meters and media centre and continuation of Amtico flooring. From the** Entrance Hall** the stairs rise to the **First Floor Landing** With loft hatch, radiator, large airing cupboard housing gas fired boiler.   **Principal Bedroom** This large double bedroom has a rear aspect window with radiator beneath, full width fitted wardrobes with sliding doors, full height hanging rails and shelving. **Luxury En-Suite Shower Room** A contemporary styled Laufen suite comprising a large walk in shower, glass shower screen with pivot screen return, chrome thermostatic shower control, wall mounted handheld shower attachment and rainfall shower head, wall mounted wash hand basin with chrome mixer tap, low-level WC with concealed dual flush cistern, recessed cabinets with mirrored doors and shaver point, chrome heated towel rail, ceramic tiled flooring and walls, inset feature lighting. **Bedroom 2** A further large double bedroom with a front aspect window and radiator beneath, full width fitted wardrobes with sliding doors, full height hanging rails and shelving. **En-suite Bathroom** A luxurious white Laufen suite comprising panel enclosed bath with chrome mixer tap and shower attachment, wall mounted vanity wash hand basin with chrome mixer tap, low-level W.C with concealed dual flush cistern, recessed mirror and shaver point, chrome heated towel radiator, inset and low level feature lighting. **OUTSIDE** To the front of the property there is a block paved tandem driveway providing parking for two cars, a neatly landscaped front garden with bark chip and shrub areas and an Indian sandstone path leading to the front door and gated side access.  To the rear, the garden is enclosed by an attractive red brick wall and is double the size of most two bedrooms properties allocation, owing to its fantastic corner position. Mainly laid to lawn with a full width Indian sandstone paved patio and pathway leading to the gated side access and two large timber sheds, all enjoying a sunny Westerly aspect.  ESTATE'S CHARGE: TBC **Agent's Note:** We strongly advise any intending purchaser to verify the above with their legal representative prior to committing to a purchase. The above information has been supplied to us by our clients/managing agents in good faith, but we have not necessarily had sight of any formal documentation relating to the above. ## Property Photos - ![Photo](/listings/photos/124617806/282693) - ![Photo](/listings/photos/124617806/282694) - ![Photo](/listings/photos/124617806/282696) - ![Photo](/listings/photos/124617806/282699) - ![Photo](/listings/photos/124617806/282701) - ![Photo](/listings/photos/124617806/282704) - ![Photo](/listings/photos/124617806/282706) - ![Photo](/listings/photos/124617806/282708) - ![Photo](/listings/photos/124617806/282710) - ![Photo](/listings/photos/124617806/282712) - ![Photo](/listings/photos/124617806/282714) - ![Photo](/listings/photos/124617806/282716) - ![Photo](/listings/photos/124617806/282718) - ![Photo](/listings/photos/124617806/282720) - ![Photo](/listings/photos/124617806/282722) - ![Photo](/listings/photos/124617806/282724) ## EPC Graphs - ![EPC](/listings/photos/124617806/282726) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 121 THE BOULEVARD, HORSHAM, WEST SUSSEX, RH12 1FF | £480,000 | 23/09/2022 | Terraced | | 121 THE BOULEVARD, HORSHAM, WEST SUSSEX, RH12 1FF | £400,000 | 05/03/2021 | 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 | |---------|-------|------|------| | 11 EASTCROFT MEWS, HORSHAM, WEST SUSSEX, RH12 1UT | £359,000 | 20/01/2026 | Terraced | | 65 HAZELHURST CRESCENT, HORSHAM, WEST SUSSEX, RH12 1XB | £318,000 | 06/01/2026 | Terraced | | 8 FELLCOTT WAY, HORSHAM, WEST SUSSEX, RH12 1UQ | £416,000 | 17/12/2025 | Terraced | | 14 GROOMBRIDGE WAY, HORSHAM, WEST SUSSEX, RH12 1XD | £310,000 | 12/12/2025 | Terraced | | 12 STONEYBROOK, HORSHAM, WEST SUSSEX, RH12 1UN | £400,000 | 10/11/2025 | Terraced | | 105 THE BOULEVARD, HORSHAM, WEST SUSSEX, RH12 1FF | £465,000 | 27/03/2025 | Terraced | | 71 THE BOULEVARD, HORSHAM, WEST SUSSEX, RH12 1FF | £715,000 | 28/06/2024 | Terraced | | 9 GROOMBRIDGE WAY, HORSHAM, WEST SUSSEX, RH12 1XD | £380,000 | 12/09/2023 | Terraced | | 28 STONEYBROOK, HORSHAM, WEST SUSSEX, RH12 1UN | £305,000 | 28/04/2023 | Terraced | | 12 GROOMBRIDGE WAY, HORSHAM, WEST SUSSEX, RH12 1XD | £329,400 | 20/04/2023 | Terraced | | 8 MORTON AVENUE, HORSHAM, WEST SUSSEX, RH12 1HS | £809,000 | 03/02/2023 | Terraced | | 37 ROCHFORD GROVE, HORSHAM, WEST SUSSEX, RH12 1QT | £445,000 | 20/01/2023 | Terraced | | 14 BROCKHURST CLOSE, HORSHAM, WEST SUSSEX, RH12 1UY | £384,000 | 12/12/2022 | Terraced | | 8 ROCHFORD GROVE, HORSHAM, WEST SUSSEX, RH12 1QT | £437,600 | 30/11/2022 | Terraced | | 12 ROCHFORD GROVE, HORSHAM, WEST SUSSEX, RH12 1QT | £545,000 | 25/11/2022 | Terraced | | 6 ROCHFORD GROVE, HORSHAM, WEST SUSSEX, RH12 1QT | £540,000 | 25/11/2022 | Terraced | | 10 ROCHFORD GROVE, HORSHAM, WEST SUSSEX, RH12 1QT | £425,000 | 25/11/2022 | Terraced | | 6 FENHURST CLOSE, HORSHAM, WEST SUSSEX, RH12 1UX | £355,000 | 04/11/2022 | Terraced | | 31 ROCHFORD GROVE, HORSHAM, WEST SUSSEX, RH12 1QT | £508,820 | 21/10/2022 | Terraced | | 35 ROCHFORD GROVE, HORSHAM, WEST SUSSEX, RH12 1QT | £410,000 | 14/10/2022 | Terraced | **Area average:** £442,841 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £442,560 (50 Terraced, RH12, 2024–2026) - **Deviation:** +1.7% ## Rental Range *ONS Price Index of Private Rents (Horsham). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,304/mo - **Realistic:** £1,449/mo - **Optimistic:** £1,594/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 Terraced House, The Boulevard, RH12 | £1,800/mo | 2 | 0.05 miles | OpenRent | | 2 Bed Maisonette, Rivermead, RH12 | £3,900/mo | 2 | 0.75 miles | OpenRent | | 2 Bed Semi-Detached House, Swann Way, RH12 | £1,995/mo | 2 | 0.77 miles | OpenRent | | 2 Bed Flat, Swann Way, RH12 | £1,300/mo | 2 | 0.77 miles | OpenRent | **Average rent: £2,249/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.42% (weak for cashflow) - **Max investor price (0.8%):** £237,250 - **Target investor price (1%):** £189,800 *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 £1,898/mo).* - **Gross yield:** 5.1% - **Cost-to-rent:** 19.8× - **Monthly cashflow:** £-89/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.8% *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:** £5,556/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 18.3% - **10y growth:** 11% ## House Price Index (HM Land Registry) *Official index for Horsham; Terraced series; as of March 2026.* - **1y growth (index):** 2.2% - **5y growth (index):** 18% - **10y growth (index):** 26.6% ## 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)