# 2 bedroom detached house for sale (RH20 4EP) ## Property Details | Key | Value | |-----|-------| | Address | 55 JOHN IRELAND WAY, PULBOROUGH, WASHINGTON, WEST SUSSEX RH20 4EP | | Price | £450,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | | Floor area | 78 m² | | Last sold | £445,000 Oct 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 11/05/2026 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £223/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8346-7635-4750-9432-3996) ## Description A well-presented two-bedroom detached property beautifully positioned at the end of a no through road with south facing rear garden and direct access to countryside walks almost from the doorstep. **ACCOMMODATION** * Entrance hall * Sitting room * Kitchen/diner * Ground floor W/C * Stairs to first floor landing * Principal bedroom with en-suite * Second bedroom * Family bathroom * Garage * Off road parking * South facing rear garden * EPC rating **DESCRIPTION** This charming and distinctive two-bedroom detached home effortlessly combines style, comfort, and practicality, and is ideally positioned at the end of a quiet no-through road within a highly sought-after residential development. The property is entered via a welcoming hallway, where a convenient ground floor W/C is located straight ahead. A further door leads into a beautifully presented sitting room, featuring a bay-fronted window and luxurious LVT flooring that continues seamlessly throughout the ground floor. To the rear of the property, the well-appointed kitchen/dining room offers a range of sleek gloss-fronted base and wall units, along with integrated appliances including an electric oven, fridge/freezer, and dishwasher. French doors open directly onto the south-facing patio, creating an ideal space for entertaining or enjoying the sun. To the first floor, the principal bedroom is a generous double, enjoying views over the rear garden and benefitting from a private en-suite shower room and built-in wardrobe. The second bedroom is also a double and includes fitted double wardrobes and an additional storage cupboard/airing cupboard. A modern family bathroom, complete with a panelled bath and shower over, completes the accommodation. **OUTSIDE** The rear garden enjoys a sunny southerly aspect and has been thoughtfully landscaped by the current owners. Predominantly laid to lawn, it also features a paved patio seating area directly behind the house - perfect for relaxing or entertaining - along with a couple of attractive stone features that add charm and character to the space. To the front, a stone pathway leads to the entrance, framed by a variety of colourful shrubs and plants that provide a welcoming first impression. The property also benefits from a single garage with an up-and-over door, as well as additional off-road parking on the driveway to the front. **Floor plan** ## Property Photos - ![ (Main)](/listings/photos/161908934/334188) - (Main) - ![Other](/listings/photos/161908934/334189) - Other - ![Other](/listings/photos/161908934/334190) - Other - ![Other](/listings/photos/161908934/334192) - Other - ![Other](/listings/photos/161908934/334194) - Other - ![Other](/listings/photos/161908934/334195) - Other - ![Other](/listings/photos/161908934/334196) - Other - ![Other](/listings/photos/161908934/334197) - Other - ![Other](/listings/photos/161908934/334199) - Other - ![Other](/listings/photos/161908934/334201) - Other - ![Other](/listings/photos/161908934/334204) - Other - ![Other](/listings/photos/161908934/334206) - Other - ![Other](/listings/photos/161908934/334207) - Other - ![Other](/listings/photos/161908934/334209) - Other ## Floorplans - ![Floorplan](/listings/photos/161908934/334211) - Floorplan ## EPC Graphs - ![Other](/listings/photos/161908934/334212) - Other ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 55 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £445,000 | 31/10/2025 | Detached | | 55 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £334,000 | 29/06/2018 | Detached | | 55 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £304,995 | 24/06/2016 | 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 | |---------|-------|------|------| | [Same street] 16 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £730,000 | 14/01/2025 | Detached | | [Same street] 54 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £415,000 | 25/11/2022 | Detached | | [Same street] 8 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £667,000 | 20/07/2022 | Detached | | [Same street] 35 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £875,000 | 07/06/2022 | Detached | | [Same street] 29 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £555,000 | 22/03/2022 | Detached | | [Same street] 10 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £650,000 | 11/02/2022 | Detached | | [Same street] 8 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £630,000 | 05/01/2022 | Detached | | [Same street] 19 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £182,000 | 29/11/2021 | Semi-detached | | [Same street] 45 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £727,500 | 27/08/2021 | Detached | | [Same street] 32 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £600,000 | 29/06/2021 | Detached | | [Same street] 3 JOHN IRELAND WAY, WASHINGTON, PULBOROUGH, HORSHAM, WEST SUSSEX, RH20 4EP | £590,000 | 25/06/2021 | Detached | **Street average:** £601,955 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £770,383 (60 Detached, RH20, 2024–2026) - **Deviation:** -41.6% ## 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 Walton (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,209/mo ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £181,125 - **Target investor price (1%):** £144,900 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £5,769/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 15.4% - **10y growth:** 22.4% ## House Price Index (HM Land Registry) *Official index for Horsham; Detached series; as of March 2026.* - **1y growth (index):** 2% - **5y growth (index):** 17.9% - **10y growth (index):** 24.1% ## 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)