Sold STC Flat

13 TANBRIDGE PARK

HORSHAM, WEST SUSSEX RH12 1SF

2 beds 2 baths 66 m² Listed 26 Dec 2024 (-534d)

£290,000

Guide Price

Save

# 2 bedroom flat for sale (RH12 1SF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 TANBRIDGE PARK, HORSHAM, WEST SUSSEX RH12 1SF |
| Price | £290,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £283,000 Apr 2025 |

## Description

The property includes allocated parking for one car and visitors parking spaces around the development along with communal gardens. Located in the popular Tanbridge Park which is within walking distance to Horsham Town Centre, mainline train station and countryside walks.

Offered to the market chain free. Monthly service charge £150.

EPC Rating: C

## Property Photos

- ![Photo](/listings/photos/156272276/406988)
- ![Kitchen](/listings/photos/156272276/406989) - Kitchen
- ![Lounge](/listings/photos/156272276/406990) - Lounge
- ![Photo](/listings/photos/156272276/406991)
- ![Kitchen](/listings/photos/156272276/406992) - Kitchen
- ![Kitchen](/listings/photos/156272276/406993) - Kitchen
- ![Lounge](/listings/photos/156272276/406994) - Lounge
- ![Lounge](/listings/photos/156272276/406995) - Lounge
- ![Lounge](/listings/photos/156272276/406996) - Lounge
- ![Bedroom](/listings/photos/156272276/406997) - Bedroom
- ![Bedroom](/listings/photos/156272276/406998) - Bedroom
- ![Bedroom](/listings/photos/156272276/406999) - Bedroom
- ![En-suite](/listings/photos/156272276/407000) - En-suite
- ![Office](/listings/photos/156272276/407001) - Office
- ![Office](/listings/photos/156272276/407002) - Office
- ![Office](/listings/photos/156272276/407003) - Office
- ![Bathroom](/listings/photos/156272276/407004) - Bathroom
- ![Photo](/listings/photos/156272276/407005)
- ![Photo](/listings/photos/156272276/407006)
- ![Photo](/listings/photos/156272276/407007)

## Floorplans

- ![Floorplan 1](/listings/photos/156272276/407008) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £283,000 | 23/04/2025 | Flat |
| 13 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £243,000 | 16/06/2021 | Flat |
| 13 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £225,000 | 28/02/2011 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOMESTREAM HOUSE FLAT 47 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS | £90,000 | 19/12/2025 | Flat |
| 16 RIVER MEAD, HORSHAM, WEST SUSSEX, RH12 1SP | £259,000 | 25/11/2025 | Flat |
| PREWETTS MILL APARTMENTS 5 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1ST | £210,000 | 14/11/2025 | Flat |
| [Same street] 49 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £513,000 | 01/12/2023 | Semi-detached |
| TANBRIDGE HOUSE FLAT 13 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SH | £315,000 | 27/11/2023 | Flat |
| HOMESTREAM HOUSE FLAT 5 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS | £115,000 | 03/11/2023 | Flat |
| ARRANCOURT 11 GILLIGAN CLOSE, HORSHAM, WEST SUSSEX, RH12 1UA | £195,000 | 25/10/2023 | Flat |
| BLACKBRIDGE COURT FLAT 14 BLACKBRIDGE LANE, HORSHAM, WEST SUSSEX, RH12 1RH | £156,000 | 13/10/2023 | Flat |
| CEDRIC COURT 4 GRANARY WAY, HORSHAM, WEST SUSSEX, RH12 1JZ | £175,000 | 06/10/2023 | Flat |
| [Same street] 1 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £282,500 | 29/08/2023 | Flat |
| [Same street] 105 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £750,000 | 16/08/2023 | Detached |
| HOMESTREAM HOUSE FLAT 30 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS | £130,000 | 07/07/2023 | Flat |
| [Same street] 117 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £645,000 | 09/06/2023 | Detached |
| ARRANCOURT 40 GILLIGAN CLOSE, HORSHAM, WEST SUSSEX, RH12 1UA | £180,000 | 23/05/2023 | Flat |
| 88 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SZ | £263,000 | 10/05/2023 | Flat |
| HOMESTREAM HOUSE FLAT 55 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS | £162,380 | 31/03/2023 | Flat |
| HOMESTREAM HOUSE FLAT 50 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS | £130,000 | 27/01/2023 | Flat |
| [Same street] 19 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £389,950 | 15/12/2022 | Flat |
| HOMESTREAM HOUSE FLAT 11 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS | £135,000 | 25/11/2022 | Flat |
| HOMESTREAM HOUSE FLAT 44 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS | £127,500 | 23/11/2022 | Flat |
| HOMESTREAM HOUSE FLAT 32 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS | £120,000 | 18/11/2022 | Flat |
| HOMESTREAM HOUSE FLAT 3 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS | £135,000 | 09/11/2022 | Flat |
| ARRANCOURT 33 GILLIGAN CLOSE, HORSHAM, WEST SUSSEX, RH12 1UA | £199,000 | 01/11/2022 | Flat |
| PREWETTS MILL APARTMENTS 43 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1ST | £210,000 | 19/10/2022 | Flat |
| 84 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SZ | £267,500 | 03/10/2022 | Flat |
| [Same street] 43 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £325,000 | 08/07/2022 | Flat |
| [Same street] 89 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £450,000 | 08/07/2022 | Semi-detached |
| [Same street] 15 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £320,000 | 27/05/2022 | Flat |
| [Same street] 83 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £167,500 | 11/03/2022 | Terraced |
| [Same street] 51 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £575,000 | 09/03/2022 | Detached |
| [Same street] 35 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £274,000 | 25/02/2022 | Flat |
| [Same street] 117 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £765,000 | 20/01/2022 | Detached |
| [Same street] 71 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £425,000 | 09/11/2021 | Semi-detached |
| [Same street] 139 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF | £777,000 | 30/09/2021 | Detached |

**Street average:** £475,639 (14 sales)
**Area average:** £178,719 (20 sales)

## Price vs local average

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

- **Local average:** £265,126 (49 Flat, RH12, 2024–2026)
- **Deviation:** +9.4%

## 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 Flat, Depot Road, RH13 | £1,400/mo | 2 | 1.21 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.48% (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:** 5.8%
- **Cost-to-rent:** 17.3×
- **Monthly cashflow:** £93/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.3%

*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:** 5.8%
- **10y growth:** 17.8%

## House Price Index (HM Land Registry)

*Official index for Horsham; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.6%
- **5y growth (index):** 5.7%
- **10y growth (index):** 9.2%

## 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)

Photo 1 Kitchen Lounge Photo 4 Kitchen Kitchen Lounge Lounge Lounge Bedroom Bedroom Bedroom En-suite Office Office Office Bathroom Photo 18 Photo 19 Photo 20

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Property details

Tenure

LEASEHOLD (90 years remaining on lease)

Floor area

66 m²

Council tax band

Last sold

£283,000 Apr 2025

Local average

£265,126 (+9.4%)

Street crime

296 incidents within 1 mile (Apr 2026)

Key features

Two Bedrooms
Two Bathrooms
En-Suite Shower Room
Communal Gardens
Close to Horsham Town Centre
In the development of a converted school
Allocated Parking for One Car
Close to Train Station

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Yes
Garden: Communal garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

A delightful two bedroom first floor flat in a sought after location within walking distance to Horsham Town Centre. Accommodation includes, entrance hall providing access to: sitting room with window to the back of the property and period features, spacious dual aspect kitchen with ample worktop space and a range of wall and floor units plus space for a kitchen table. Both bedrooms are doubles, the principle bedroom benefits from an en-suite shower room with built in storage, the second bedroom could be used as a home office and has views out to the rear of the property.
The property includes allocated parking for one car and visitors parking spaces around the development along with communal gardens. Located in the popular Tanbridge Park which is within walking distance to Horsham Town Centre, mainline train station and countryside walks.
Offered to the market chain free. Monthly service charge £150.
EPC Rating: C

Listed by

Horsham

Henry Adams

Reference: 156272276

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

26% since 2011

Event	Date	Price	% change
Sold	23/04/2025 (1 year ago)	£283,000	+16.5%
Sold	16/06/2021 (4 years ago)	£243,000	+8%
Sold	28/02/2011 (15 years ago)	£225,000	—

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
HOMESTREAM HOUSE FLAT 47 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS	£90,000	19/12/2025	Flat
16 RIVER MEAD, HORSHAM, WEST SUSSEX, RH12 1SP	£259,000	25/11/2025	Flat
PREWETTS MILL APARTMENTS 5 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1ST	£210,000	14/11/2025	Flat
Same street 49 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£513,000	01/12/2023	Semi-detached
TANBRIDGE HOUSE FLAT 13 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SH	£315,000	27/11/2023	Flat
HOMESTREAM HOUSE FLAT 5 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS	£115,000	03/11/2023	Flat
ARRANCOURT 11 GILLIGAN CLOSE, HORSHAM, WEST SUSSEX, RH12 1UA	£195,000	25/10/2023	Flat
BLACKBRIDGE COURT FLAT 14 BLACKBRIDGE LANE, HORSHAM, WEST SUSSEX, RH12 1RH	£156,000	13/10/2023	Flat
CEDRIC COURT 4 GRANARY WAY, HORSHAM, WEST SUSSEX, RH12 1JZ	£175,000	06/10/2023	Flat
Same street 1 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£282,500	29/08/2023	Flat
Same street 105 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£750,000	16/08/2023	Detached
HOMESTREAM HOUSE FLAT 30 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS	£130,000	07/07/2023	Flat
Same street 117 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£645,000	09/06/2023	Detached
ARRANCOURT 40 GILLIGAN CLOSE, HORSHAM, WEST SUSSEX, RH12 1UA	£180,000	23/05/2023	Flat
88 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SZ	£263,000	10/05/2023	Flat
HOMESTREAM HOUSE FLAT 55 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS	£162,380	31/03/2023	Flat
HOMESTREAM HOUSE FLAT 50 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS	£130,000	27/01/2023	Flat
Same street 19 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£389,950	15/12/2022	Flat
HOMESTREAM HOUSE FLAT 11 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS	£135,000	25/11/2022	Flat
HOMESTREAM HOUSE FLAT 44 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS	£127,500	23/11/2022	Flat
HOMESTREAM HOUSE FLAT 32 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS	£120,000	18/11/2022	Flat
HOMESTREAM HOUSE FLAT 3 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1SS	£135,000	09/11/2022	Flat
ARRANCOURT 33 GILLIGAN CLOSE, HORSHAM, WEST SUSSEX, RH12 1UA	£199,000	01/11/2022	Flat
PREWETTS MILL APARTMENTS 43 MILL BAY LANE, HORSHAM, WEST SUSSEX, RH12 1ST	£210,000	19/10/2022	Flat
84 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SZ	£267,500	03/10/2022	Flat
Same street 43 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£325,000	08/07/2022	Flat
Same street 89 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£450,000	08/07/2022	Semi-detached
Same street 15 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£320,000	27/05/2022	Flat
Same street 83 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£167,500	11/03/2022	Terraced
Same street 51 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£575,000	09/03/2022	Detached
Same street 35 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£274,000	25/02/2022	Flat
Same street 117 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£765,000	20/01/2022	Detached
Same street 71 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£425,000	09/11/2021	Semi-detached
Same street 139 TANBRIDGE PARK, HORSHAM, WEST SUSSEX, RH12 1SF	£777,000	30/09/2021	Detached

Street average: £475,639 (14 sales)

Area average: £178,719 (20 sales)

Capital growth trend

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

5y growth 5.8%

10y growth 17.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Horsham. Series: Flats and maisonettes. As of March 2026.

1y (index) -2.6%

5y (index) 5.7%

10y (index) 9.2%

Rental Range

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

Low £1,304/mo

Realistic £1,449/mo

Optimistic £1,594/mo

Based on Local Authority from postcode lookup → Horsham.

LHA (30th percentile) floor for Crawley & Reigate: £1,097/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RH12 1SF

Nearby

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

Type	Name	Distance
Bus stop	Cricketfield Road	0.1 miles
Bus stop	Blackbridge Lane	0.1 miles
Shop	Coughlans Bakery	0.2 miles
Shop	Solo by Kristy	0.2 miles
Hospital	Horsham Hospital	0.9 miles
Train station	Horsham	0.9 miles
Train station	Christ's Hospital	1.3 miles
Hospital	St Catherine's Hospice	6.5 miles
University	Mullard Space Science Laboratory	8.5 miles

Street-level crime

Category	Count
Anti-social behaviour	94
Violence and sexual offences	82
Shoplifting	50
Criminal damage and arson	20
Public order	17
Other theft	12
Burglary	9
Robbery	5
Drugs	3
Other crime	2
Bicycle theft	1
Vehicle crime	1
Total incidents	296

Within 1 mile during Apr 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
Arunside School, Horsham	Primary	0.2 miles	Good — 18 Dec 2013
St John's Catholic Primary School	Primary	0.2 miles	Good — 27 Mar 2018
St Mary's CofE (Aided) Primary School	Primary	0.4 miles	Good — 3 Mar 2019
Tanbridge House School	Secondary	0.6 miles	Outstanding — 17 Jul 2024
Greenway Junior School	Primary	0.6 miles	Good — 15 May 2024

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 Flat, Depot Road, RH13	£1,400/mo	2	1.21 miles	OpenRent

Average rent: £1,400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 5.8%

Cost-to-rent ratio 17.3×

Monthly cashflow £93/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.3%

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).