Balcombe Road, Horley
House prices, sold prices and local information for RH6 9SW, RH6 9SJ.
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At a glance
6 property sales on Balcombe Road, Horley have been recorded by HM Land Registry since 2019. The most recent sale was on 25 Mar 2022. Most sales here are detached homes, which have sold for an average of £817,000. 1 home here has sold more than once since 2019; 0 of them sold for more the second time. Recorded sale prices on Balcombe Road range from £665,000 to £950,000. Every home sold here was sold freehold.
House prices on Balcombe Road compared
Average sale price over the last 12 months. Balcombe Road has had fewer than two sales in that time, so it is left out. See all RH6 house prices.
Average sale price by year
Tenure: 100% freehold and 0% leasehold across 8 recorded sales.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Detached | 6 | £817,000 | 25 Mar 2022 |
Sold prices on Balcombe Road
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| Trent House, Balcombe Road RH6 9SW | 22 May 2023 | £820,000 | Other | Freehold |
| Withy Cottage, Balcombe Road RH6 9SW | 25 Mar 2022 | £950,000 | Detached | Freehold |
| Downderry House, Balcombe Road RH6 9SJ | 28 Feb 2022 | £747,000 | Detached | Freehold |
| Vementry House, Balcombe Road RH6 9SW | 23 Aug 2021 | £910,000 | Detached | Freehold |
| Drayton Farm House, Balcombe Road RH6 9SW | 16 Jun 2021 | £790,000 | Detached | Freehold |
| Woodland Cottage, Balcombe Road RH6 9SW | 1 Dec 2020 | £840,000 | Detached | Freehold |
| Shirland, Balcombe Road RH6 9SJ | 8 Jul 2019 | £665,000 | Detached | Freehold |
| Trent House, Balcombe Road RH6 9SW | 28 Mar 2018 | £1,003,163 | Detached | Freehold |
Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.
Sale history: homes sold more than once
| Address | Sales | Change |
|---|---|---|
| Trent House, Balcombe Road | £1,003,163 (Mar 2018) → £820,000 (May 2023) | -18% over 5 yrs |
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Crime and flood risk near Balcombe Road
Crime
117 crimes were reported within about a mile of Balcombe Road in August 2026.
Crime level compared with the rest of England (10 = lowest crime):
Higher crime than about 50% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
| Violence & sexual offences | 29 |
| Anti-social behaviour | 19 |
| Possession of weapons | 17 |
| Other theft | 13 |
| Vehicle crime | 9 |
| Criminal damage & arson | 8 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
Balcombe Road is in or near 2 Environment Agency flood areas:
- Gatwick Stream at Maidenbower and Crawley Flood warning area
- Upper River Mole, Ifield Brook, Gatwick Stream and Burstow Stream Flood alert area
Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.
Schools near Balcombe Road
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| Minerva May School 29 pupils | Other independent special school | 11–17 | Report | 0.8 mi |
| Burstow Park School 103 pupils | Other independent special school | 7–18 | Report | 0.9 mi |
| Forge Wood Primary School 420 pupils | Primary | 4–11 | Report | 0.9 mi |
| The Gatwick School 861 pupils | All-through | 4–16 | Good Report | 1.0 mi |
| Copthorne CofE Junior School 223 pupils | Primary Church of England | 7–11 | Good Report | 1.4 mi |
| Fairway Infant School, Copthorne 171 pupils | Primary | 4–7 | Report | 1.4 mi |
| Milton Mount Primary School 618 pupils | Primary | 4–11 | Report | 1.6 mi |
| Oakwood School 1,610 pupils | Secondary | 11–16 | Report | 1.7 mi |
Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.
Getting around, shops and health
Train, tram & metro stations
- Gatwick Airport station 0.9 mi · 17 min walk
- Horley station 1.5 mi · 31 min walk
- Three Bridges station 2.3 mi · 47 min walk
- Gatwick South Terminal Shuttle Station 0.9 mi · 18 min walk
- Gatwick North Terminal Shuttle Station 1.6 mi · 32 min walk
Nearest bus stops
- Burstow Nurseries (opp, Antlands Lane) 4 min walk
- Burstow Nurseries (adj, Antlands Lane) 5 min walk
- Shipley Bridge Inn (E-bound, Antlands Lane) 9 min walk
- Shipley Bridge Inn (W-bound, Antlands Lane) 9 min walk
GP surgeries
- Modality East Surrey Medical Practice
Wheelers Lane, Smallfield, Horley · 1.9 mi - Pound Hill Medical Group
1 Crawley Lane, Pound Hill, Crawley · 2.2 mi - Bridge Medical Centre
Wassand Close, Three Bridges, Crawley · 2.4 mi - Leacroft Medical Practice
Langley House, Langley Drive, Crawley · 2.7 mi
Supermarkets
- Marks and Spencer BP M&S Gatwick BP · 0.8 mi
- Marks and Spencer Travel SF M&S Gatwick South Airport SF · 0.9 mi
- Morrisons Daily Morrisons Daily Copthorne Church Road · 1.2 mi
- Spar Spar - Fleming Way · 1.4 mi
Pharmacies
- Boots · 0.9 mi
- Copthorne Pharmacy · 1.3 mi
- Boots · 1.8 mi
Dentists
- Time For Teeth Irc Gatwick · 1.7 mi
- Katoomba Dental Practice · 1.7 mi
- Dentistree Horley · 1.7 mi
Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.
Area profile
Deprivation
This neighbourhood is in decile 7 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.
| Income | 7 of 10 |
| Employment | 9 of 10 |
| Education and skills | 6 of 10 |
| Health and disability | 10 of 10 |
| Crime | 5 of 10 |
| Access to housing and services | 2 of 10 |
| Living environment | 7 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 84.0% | 62.5% |
| Private rented | 8.9% | 20.3% |
| Social rented | 6.9% | 17.1% |
| Households | 768 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 22.1% | 17.4% |
| Aged 15–64 | 62.7% | 64.1% |
| Aged 65+ | 15.2% | 18.6% |
| Residents | 2,078 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 90% | 95% |
| Ultrafast (300Mbit+) | 37% | 80% |
| Gigabit-capable | 37% | 80% |
Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.
Mobile signal
| Here | Eng & Wales | |
|---|---|---|
| 4G indoors, all 4 networks | 98% | 89% |
| 4G indoors, at least 1 network | 100% | 100% |
| 4G outdoors, all 4 networks | 100% | 99% |
| Calls indoors, all 4 networks | 98% | 92% |
Share of homes across Crawley with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.
Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.
Energy ratings and home sizes on Balcombe Road
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Who lives around Balcombe Road
Ethnic group
| Here | Crawley | |
|---|---|---|
| White | 74.6% | 73.4% |
| Asian, Asian British or Asian Welsh | 15.6% | 15.4% |
| Mixed or Multiple ethnic groups | 4% | 4.1% |
| Black, Black British, Black Welsh, Caribbean or African | 3.8% | 4.5% |
| Other ethnic group | 2% | 2.7% |
Religion
| Here | Crawley | |
|---|---|---|
| Christian | 40.8% | 42.6% |
| No religion | 37.8% | 35.1% |
| Muslim | 6.7% | 9.7% |
| Hindu | 6.1% | 5.1% |
| Not answered | 6% | 5.7% |
| Other religion | 1% | 0.5% |
| Sikh | 0.9% | 0.7% |
| Buddhist | 0.6% | 0.4% |
Country of birth
| Here | Crawley | |
|---|---|---|
| Born in the UK | 79.2% | 73.2% |
| Born outside the UK | 20.8% | 26.8% |
Highest qualification
| Here | Crawley | |
|---|---|---|
| Level 4 qualifications and above | 38.4% | 27.5% |
| Level 2 qualifications | 16.4% | 16.3% |
| Level 3 qualifications | 15% | 16.4% |
| No qualifications | 11.7% | 17.8% |
| Level 1 and entry level qualifications | 10.5% | 13.3% |
| Apprenticeship | 5.2% | 5.2% |
| Other qualifications | 2.8% | 3.4% |
General health
| Here | Crawley | |
|---|---|---|
| Very good health | 55.1% | 49.1% |
| Good health | 33.5% | 35% |
| Fair health | 8.9% | 11.6% |
| Bad health | 1.9% | 3.3% |
| Very bad health | 0.7% | 1% |
Cars or vans per household
| Here | Crawley | |
|---|---|---|
| 2 cars or vans in household | 39.8% | 27.8% |
| 1 car or van in household | 38.3% | 42.3% |
| 3 or more cars or vans in household | 14.5% | 9.3% |
| No cars or vans in household | 7.4% | 20.6% |
Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.
Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Crawley.
Planning and heritage near Balcombe Road
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Planning applications near Balcombe Road
Recent planning applications around Balcombe Road from the council's planning register. Choose how far to look:
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What's my home worth?
Get an instant estimate from what you paid and how prices in Crawley have moved since.
Council tax here
Crawley Band D is £2,418 a year (Band A £1,612). See every band.
Estate agents near Balcombe Road
- Connells 1.1 mi
- FTD Johns 1.3 mi
- Zoom 1.3 mi
- Knight's 1.3 mi
- James Dean 1.7 mi
Agent locations © OpenStreetMap contributors. More local agents
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