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Three Pines, 170 Balcombe Road, Horley, RH6 9ER

UPRN:68130471Detached House4 bedsBuilt 1950-1966
FreeholdCouncil Tax: Band FEPC: D (68)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T14:16:59.370906+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:50:52.858620+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 4mo agoSchools: stale, refreshed 4mo ago (2026-07-07T09:14:45.605452+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Three Pines, 170 Balcombe Road, Horley, RH6 9ER

HP Score

Mixed
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
19 of 21 sources
Sale Estimate
£1,084,000
£1.03M - £1.14MHigh
Estimate
£1.08M
Range
£1.03M – £1.14M
Rent Estimate (pcm)
£4,150
£4k - £5k
Monthly
£4,150
Yield
4.59%

Verdict

Derived from HomePortfolio scores

Three Pines earns an INVESTIGATE rating with HP Score 71/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (37/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
71/ 100
Mixed
Investment Score
58/ 100
Moderate
Crime Score
11/ 100
Low
Walkability
37/ 100
Mixed
Transit & Bike
Transit 13Bike 38
Walk Score, out of 100

Valuation & Market

Sale Estimate£1,084,000
Rent Estimate (pcm)£4,150
Gross Yield4.59%
1y Growth-
3y Growth+0.2%
5y Growth+0.9%
10y Growth+2.2%
Last Sold Price£385,000 (2004-05-19)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceModerate
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0RH6 9ER
Approval Rate
-12mo
Development
low
  • MO/2026/01617
    Consultation for the demolition of the existing Hangar 6 building, pump house and water tanks, to accommodate 530 valet car parking spaces (Consultation from Crawley Borough Council to be determined under their ref: CR/2026/0603/CON).
    Pending
  • 26/01687/PDE
    Single storey rear extension. Max height 2.95m, height at eaves 2.85m and 5.80m extending beyond the rear wall.
    Pending
  • 26/01641/TPO
    T1 Dead Taxus Baccata (Yew): Remove. REASONS: Health and Safety. T2 Taxus Baccata (Yew): Crown lift to 4m over the access road to the south. REASONS: General Management. T3 Dead Acer Pseudoplatanus (Sycamore): Remove. REASONS: Health and Safety. T4 Dead Ilex Aquifolium (Holly): Remove. REASONS: Health and Safety.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership58.1%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2004-05-19
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
14 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014
Population Density-
Owner Occupied65%
Age Distribution
0-15 17%16-64 61%65+ 22%
View Area Profile

Schools Nearby

  • Minerva May School
    0.3 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Oakwood School
    0.6 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Langshott Primary School
    0.7 mi
    Good
  • Horley Infant School
    0.8 mi

    Inspected as Horley Infant School (URN 124981) on 23 May 2018

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • Meadowcroft House, 182 Balcombe Road
    -
    £3.00M
    -
  • 180 Balcombe Road
    -
    £400k
    -
  • Meadowcroft House, 182 Balcombe Road
    -
    £3.00M
    -
  • 172 Balcombe Road
    -
    £368k
    -