Sold Detached

27 HORSESHOE WAY

ARUNDEL, YAPTON, WEST SUSSEX BN18 0XR

3 beds 3 baths 120 m² Listed 9 Jan 2026 (-136d)

£550,000

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# 3 bedroom detached house for sale (BN18 0XR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 27 HORSESHOE WAY, ARUNDEL, YAPTON, WEST SUSSEX BN18 0XR |
| Price | £550,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Council tax | TBC |
| Last sold | £515,000 May 2024 |

## Description

The property is located within an attractive development in the village of Yapton which offers a co-op supermarket with post office, other independent shops together with a primary school and doctor surgery. The neighbouring village of Barnham has a mainline railway.

## Property Photos

- ![Front](/listings/photos/87461853/333652) - Front
- ![Kitchen](/listings/photos/87461853/333653) - Kitchen
- ![Lounge](/listings/photos/87461853/333654) - Lounge
- ![Rear View](/listings/photos/87461853/333655) - Rear View
- ![Bedroom 1](/listings/photos/87461853/333656) - Bedroom 1
- ![Photo](/listings/photos/87461853/333657)
- ![Bedroom 2](/listings/photos/87461853/333658) - Bedroom 2
- ![Bedroom 3](/listings/photos/87461853/333659) - Bedroom 3
- ![Photo](/listings/photos/87461853/333660)
- ![Garden](/listings/photos/87461853/333661) - Garden
- ![Kitchen](/listings/photos/87461853/333662) - Kitchen
- ![Rear View](/listings/photos/87461853/333663) - Rear View
- ![Photo](/listings/photos/87461853/333664)
- ![Bedroom 1](/listings/photos/87461853/333665) - Bedroom 1
- ![Photo](/listings/photos/87461853/333666)

## Floorplans

- ![Floorplan](/listings/photos/87461853/333667) - Floorplan

## EPC Graphs

- ![EPC 1](/listings/photos/87461853/333668) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 27 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £515,000 | 10/05/2024 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 PULLEN GROVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZH | £467,500 | 15/12/2025 | Detached |
| 1 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE | £425,000 | 11/12/2025 | Detached |
| 3 PULLEN GROVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZH | £440,000 | 11/11/2025 | Detached |
| 24 SATURN DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XT | £649,995 | 21/12/2023 | Detached |
| [Same street] 24 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £477,000 | 18/12/2023 | Detached |
| [Same street] 12 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £489,995 | 25/08/2023 | Detached |
| [Same street] 14 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £464,995 | 25/08/2023 | Detached |
| 27 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW | £659,995 | 25/08/2023 | Detached |
| [Same street] 5 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £359,995 | 30/06/2023 | Semi-detached |
| 46 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE | £408,000 | 26/06/2023 | Detached |
| [Same street] 2 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £499,995 | 23/06/2023 | Detached |
| [Same street] 6 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £484,995 | 20/06/2023 | Detached |
| 57 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW | £499,995 | 16/06/2023 | Detached |
| 32 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE | £435,000 | 26/05/2023 | Detached |
| [Same street] 7 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £394,995 | 16/05/2023 | Semi-detached |
| 23 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE | £387,000 | 16/05/2023 | Detached |
| [Same street] 1 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £539,995 | 14/04/2023 | Detached |
| 56 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW | £539,995 | 14/04/2023 | Detached |
| 55 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW | £589,950 | 06/04/2023 | Detached |
| 42 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE | £400,000 | 31/03/2023 | Detached |
| [Same street] 3 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR | £429,995 | 30/03/2023 | Detached |
| 53 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW | £488,950 | 29/03/2023 | Detached |
| 51 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW | £524,950 | 10/03/2023 | Detached |
| 52 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW | £572,450 | 03/03/2023 | Detached |
| 48 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE | £545,000 | 27/01/2023 | Detached |
| 19 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE | £425,000 | 06/01/2023 | Detached |
| 21 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE | £420,000 | 25/11/2022 | Detached |
| 38 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW | £574,950 | 17/11/2022 | Detached |
| 36 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW | £454,950 | 28/10/2022 | Detached |

**Street average:** £460,218 (9 sales)
**Area average:** £495,434 (20 sales)

## Price vs local average

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

- **Local average:** £615,875 (30 Detached, BN18, 2024–2026)
- **Deviation:** -10.7%

## Rental Range

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

- **Low:** £1,273/mo
- **Realistic:** £1,414/mo
- **Optimistic:** £1,555/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,222/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, The Old Post Office Cottages, BN18 | £1,400/mo | 3 | 0.44 miles | OpenRent |
| 3 Bed Terraced House, The Old Post Office Cottages, BN18 | £1,400/mo | 3 | 0.44 miles | OpenRent |

**Average rent: £1,400/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32.7×
- **Monthly cashflow:** £-931/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7%

*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).*

## Capital growth trend

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

- **5y growth:** 17.6%
- **10y growth:** 27.6%

## House Price Index (HM Land Registry)

*Official index for South East; Detached series; as of February 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 14.1%
- **10y growth (index):** 27.9%

## 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)

Front Kitchen Lounge Rear View Bedroom 1 Photo 6 Bedroom 2 Bedroom 3 Photo 9 Garden Kitchen Rear View Photo 13 Bedroom 1 Photo 15

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Property details

Tenure

FREEHOLD

Floor area

120 m²

Council tax band

TBC

Last sold

£515,000 May 2024

Local average

£615,875 (-10.7%)

Street crime

64 incidents within 1 mile (Mar 2026)

Key features

Superb bay fronted detached house
Three bedrooms all with en suites
Welcoming entrance hall, lounge
Spacious fitted kitchen/dining room
Ground floor cloakroom, utility room
Gas heating, double glazing
Brick paved driveway and garage
Electric car charging point
Internal viewing recommended
Freehold, council tax band E

Additional details

Parking: Yes
Garden: Yes

Description

A most appealing bright and attractive bay fronted THREE DOUBLE BEDROOM detached house built in 2024 with the convenience of all THREE BEDROOMS WITH EN SUITE FACILITIES. There is a pleasant outlook over an area of green to the front together with the benefit of gas heating, double glazing and an electric car charging point. Early viewing will reveal the presentation and condition of the accommodation on offer.

The property is located within an attractive development in the village of Yapton which offers a co-op supermarket with post office, other independent shops together with a primary school and doctor surgery. The neighbouring village of Barnham has a mainline railway.

Listed by

Yapton

Normans Estate Agents

Reference: 87461853

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	10/05/2024 (2 years ago)	£515,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
9 PULLEN GROVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZH	£467,500	15/12/2025	Detached
1 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE	£425,000	11/12/2025	Detached
3 PULLEN GROVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZH	£440,000	11/11/2025	Detached
24 SATURN DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XT	£649,995	21/12/2023	Detached
Same street 24 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR	£477,000	18/12/2023	Detached
Same street 12 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR	£489,995	25/08/2023	Detached
Same street 14 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR	£464,995	25/08/2023	Detached
27 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW	£659,995	25/08/2023	Detached
Same street 5 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR	£359,995	30/06/2023	Semi-detached
46 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE	£408,000	26/06/2023	Detached
Same street 2 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR	£499,995	23/06/2023	Detached
Same street 6 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR	£484,995	20/06/2023	Detached
57 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW	£499,995	16/06/2023	Detached
32 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE	£435,000	26/05/2023	Detached
Same street 7 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR	£394,995	16/05/2023	Semi-detached
23 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE	£387,000	16/05/2023	Detached
Same street 1 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR	£539,995	14/04/2023	Detached
56 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW	£539,995	14/04/2023	Detached
55 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW	£589,950	06/04/2023	Detached
42 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE	£400,000	31/03/2023	Detached
Same street 3 HORSESHOE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XR	£429,995	30/03/2023	Detached
53 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW	£488,950	29/03/2023	Detached
51 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW	£524,950	10/03/2023	Detached
52 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW	£572,450	03/03/2023	Detached
48 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE	£545,000	27/01/2023	Detached
19 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE	£425,000	06/01/2023	Detached
21 ROEMEAD DRIVE, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0ZE	£420,000	25/11/2022	Detached
38 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW	£574,950	17/11/2022	Detached
36 NEPTUNE WAY, YAPTON, ARUNDEL, ARUN, WEST SUSSEX, BN18 0XW	£454,950	28/10/2022	Detached

Street average: £460,218 (9 sales)

Area average: £495,434 (20 sales)

Capital growth trend

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

5y growth 17.6%

10y growth 27.6%

House Price Index (HM Land Registry — official index, not sold-price averages): South East. Series: Detached. As of February 2026.

1y (index) -0.4%

5y (index) 14.1%

10y (index) 27.9%

Rental Range

Estimated market rent for South East. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,273/mo

Realistic £1,414/mo

Optimistic £1,555/mo

Based on Postcode area BN → South East.

LHA (30th percentile) floor for Chichester: £1,222/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BN18 0XR

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Maypole Lane	0.1 miles
Bus stop	Ford Lane	0.1 miles
Shop	Bela Autos	0.4 miles
Shop	Merry Meats	0.6 miles
Train station	Barnham	1.2 miles
Train station	Ford	1.5 miles
Hospital	Arundel & District Community Hospital	2.8 miles
University	University of Chichester (Bognor Campus)	3.5 miles
Hospital	Bognor Regis War Memorial Hospital	3.6 miles
University	University of Chichester	4.7 miles

Street-level crime

Category	Count
Anti-social behaviour	25
Violence and sexual offences	12
Criminal damage and arson	8
Shoplifting	6
Drugs	4
Public order	3
Vehicle crime	3
Burglary	2
Possession of weapons	1
Total incidents	64

Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Yapton CE Primary School	Primary	0.2 miles	Good — 26 Jun 2024
Walberton and Binsted CofE Primary School	Primary	1.4 miles	Good — 14 Jun 2017
Barnham Primary School	Primary	1.4 miles	Good — 17 Jun 2013
St Philip Howard Catholic School	Secondary	1.5 miles	Outstanding — 17 May 2016
St Mary's CofE Primary School	Primary	2.2 miles	Good — 13 Nov 2014

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
3 Bed Terraced House, The Old Post Office Cottages, BN18	£1,400/mo	3	0.44 miles	OpenRent
3 Bed Terraced House, The Old Post Office Cottages, BN18	£1,400/mo	3	0.44 miles	OpenRent

Average rent: £1,400/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 3.1%

Cost-to-rent ratio 32.7×

Monthly cashflow £-931/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).