surrey buyer-guide horley

Buying in Horley: the data-sheet

Sold prices, schools, crime, broadband, council tax and flood risk for Horley (RH6), Reigate and Banstead — what the data says at the viewing stage.

Home-Checker Team

Horley sits at the southern edge of the Reigate and Banstead borough, on the Surrey–West Sussex border and immediately north of Gatwick Airport. The RH6 outcode is the largest in this series — 864 postcodes in the Ofcom coverage dataset — and covers the town, Langshott, Westvale Park, Charlwood and Smallfield. Horley rail station is 0.9 km from the centre of the built-up area and Gatwick Airport station 2.2 km; there are 159 recorded bus stops within 2 km, more than any other town here.1

This data-sheet works through the six dimensions a buyer should check at the viewing stage. Every figure carries its source and the date the data was current. Horley is the most affordable market in this series and the one with the strongest school picture — and the one where the flood question needs the most care.

The six-dimension summary

Dimension Horley (RH6) Source
Median sold price, 12 months to 31 Mar 2026 £425,000 across 446 sales HM Land Registry PPD2
Council tax, Band D 2026–27 £2,566.61 (Reigate and Banstead) GOV.UK / VOA3
Schools within 2 km 9, all rated Good or Outstanding GIAS + Ofsted4
Recorded crime, 2025/26 59.7 per 1,000 residents (Reigate and Banstead) Home Office + ONS5
Land in EA Flood Zone 3 within 2 km 19.7% EA Flood Map for Planning6
Premises with 100 Mbit/s or faster available 78.0% Ofcom Connected Nations 20257

Schools

Nine schools sit within 2 km of the centre of Horley, and all nine currently hold a Good or Outstanding Ofsted rating.4 That is the only town in this series where the within-2 km count and the Good-or-better count are the same number.

Across the RH6 outcode more widely, the state provision is broad: Oakwood School is the secondary (Good, inspected November 2013), and the primary estate includes Westvale Park Primary Academy (Good, June 2023), Manorfield Primary and Nursery (Good, November 2022), Meath Green Infant (Good, March 2022), Charlwood Village Primary (Good, November 2018), Langshott Primary (Good, September 2017), Trinity Oaks CofE Primary (Good, March 2017), Burstow Primary (Good, June 2015), Meath Green Junior (Good, November 2015), Horley Infant (Good, January 2014) and Yattendon School (Good, February 2013).

What to check. The secondary grade is from November 2013, which is old enough that the label alone should not settle the question — a great deal can change in a school over more than a decade, and the inspection framework has changed twice since. Read the most recent inspection documents. How the Ofsted changes affect school ratings explains what carries over between frameworks. Admissions are set by Surrey County Council, and Horley’s rapid housebuilding at Westvale Park means places pressure can shift year to year.

Crime

Reigate and Banstead recorded 9,511 offences against a resident population of 159,413 in the year to March 2026 — 59.7 per 1,000 residents, against an England figure of 80.3 per 1,000 computed across all 296 local authority areas in the same dataset.5 That is 25.7% below the England rate.

Reigate and Banstead is an unusually varied district: Redhill’s town centre, the Banstead and Kingswood commuter villages on the Downs, and Horley with an international airport on its doorstep. The district figure is an average across all of that. For a buying decision the relevant number is the rate at the specific postcode in the residential categories — burglary and vehicle crime — rather than an all-crime district headline that absorbs airport and town-centre volume. The population-weighted ranking of Surrey towns by crime rate puts the district in context, and how we calculate crime rates sets out the method.

Broadband

Coverage tier RH6 (% of premises) Source
30 Mbit/s or faster 96.5% Ofcom Connected Nations 20257
100 Mbit/s or faster 78.0% —
300 Mbit/s or faster 77.9% —
Gigabit-capable 77.9% —
Unable to receive 30 Mbit/s 3.1% —

These are download-speed tiers, not technologies, and they nest: every premise counted at 300 Mbit/s is also counted at 100 and at 30.

RH6 sits in the middle of this group: 78.0% of premises can reach 100 Mbit/s or faster and 3.1% cannot reach 30 Mbit/s. The outcode contains both dense modern estates, where network build is straightforward and usually complete, and outlying lanes towards Charlwood and Smallfield where it is not. A 78.0% mean across 864 postcodes is therefore a poor guide to any individual address. Check the exact house number on Ofcom’s own checker before viewing.

Council tax

Horley is billed by Reigate and Banstead Borough Council. The 2026–27 charges, including the Surrey County Council and police precepts, are:3

Band Annual charge 2026–27
A £1,711.07
B £1,996.25
C £2,281.43
D £2,566.61
E £3,136.97
F £3,707.33

RH6 is the most administratively fragmented outcode in this series: it spans four billing authorities — Reigate and Banstead, Mole Valley and Tandridge in Surrey, and Crawley in West Sussex.8 An RH6 address is not automatically a Reigate and Banstead address, and the charge differs between them. Confirm the billing authority before you budget. Our Band D comparison across the Surrey districts shows where Reigate and Banstead sits on the 2025-26 figures (the district order is unchanged for 2026-27).

Property market

Metric RH6, 12 months to 31 Mar 2026 Source
Median sold price £425,000 HM Land Registry PPD2
Mean sold price £425,584 —
Residential sales registered 446 —
Semi-detached 140 sales, £450,000 median —
Detached 123 sales, £582,500 median —
Flat or maisonette 100 sales, £200,000 median —
Terraced 83 sales, £360,480 median —

Horley is the most affordable market in this series, with a £425,000 median against the Surrey county median of £510,000 over the same twelve months.2 It is also the most liquid: 446 registered sales in twelve months, three times Ashtead’s 148. Mean and median are almost identical — £425,584 against £425,000 — which is the signature of a market without a long luxury tail, and it makes the median an unusually reliable reference point here.

The flat market at a £200,000 median is the entry point, and at 100 registered sales it is a real market rather than a handful of transactions. Our note on Surrey towns for first-time buyers under £400k covers where that sits county-wide.

On energy, RH6 holds 16,694 lodged EPC certificates — the largest certificate stock of the six — and it is the only outcode here where the most common band is C rather than D, with 53% rated C or better.9 Horley’s recent housebuilding is the reason, and it is a genuine running-cost advantage.

Flood risk

Horley carries real river-flood exposure. Of the land within 2 km of the centre of the built-up area, 19.7% falls in Environment Agency Flood Zone 3 and a further 18.9% in Flood Zone 2 — the most evenly split Zone 2 / Zone 3 profile of the six towns here.6 The Environment Agency holds 38 recorded historical flood outlines intersecting that area, the most recent dated 23 December 2013, during the storms that flooded the Mole catchment that Christmas.6

Flood zones describe land, not buildings, and are modelled ignoring existing defences. Zone 3 is land assessed as having a 1% or greater annual chance of river flooding; Zone 2 is between 0.1% and 1%. The high Zone 2 share matters for a practical reason: Zone 2 land is often where new development goes, so a modern estate house can sit in Zone 2 even where the historic core does not.

Surface water is a separate check. 2.8% of the land within that radius sits in the Environment Agency’s high or medium surface-water likelihood bands — the second-highest share in this series.10 Our guide to reading surface-water risk and depth bands covers that layer, and how we assess flood risk sets out the full method.

At the viewing stage

  • Which Flood Zone does this building footprint sit in, and does a recorded historical flood outline cover it?
  • If this is a newer estate property, was the site in Zone 2 before it was developed — and what does the drainage strategy rely on?
  • Which of the four billing authorities covering RH6 issues the council tax bill for this address?
  • Can this address get 100 Mbit/s or faster — the 78.0% of RH6 premises that can — or is it on one of the outlying lanes that cannot?
  • What does the most recent secondary-school inspection report say, given the 2013 grade?
  • What have comparable properties of the same type sold for on this street, against the £425,000 all-types median?

Further reading

Researching a specific property while you’re still viewing? A Property Report scopes the checks to that address: EPC and flood risk at the building, council tax band, broadband, the nearest schools, crime, air quality and environmental context, for £29.99. An Area Report covers the postcode for £24.99.

This article is general information only. It is not financial, legal, or property investment advice. Always obtain independent advice and carry out formal searches before committing to a purchase.

Footnotes

  1. Department for Transport NaPTAN public transport access node data, as held in the Home-Checker naptan_stops table. Distances measured from the ONS 2022 built-up-area centroid. ↩

  2. HM Land Registry Price Paid Data, PPD category A residential transactions, 12 months from 1 April 2025 to 31 March 2026, aggregated by postcode outcode from the Home-Checker land_registry_prices table. Contains HM Land Registry data © Crown copyright and database right, licensed under the Open Government Licence v3.0. Re-queried 28 September 2026 after the 18 September 2026 Land Registry reload (HMLR 2026-08-28 restatement). ↩ ↩2 ↩3

  3. GOV.UK, “Council tax levels set by local authorities in England, 2026 to 2027” (published 25 March 2026), Table 9 — council tax by band for each billing authority. Charges include county and police precepts. ↩ ↩2

  4. DfE Get Information About Schools register plus Ofsted inspection outcomes, as held in the Home-Checker schools table (refreshed 1 September 2026). Counts are schools with a recorded location within 2 km of the ONS 2022 built-up-area centroid for Horley. ↩ ↩2

  5. Home Office Police Recorded Crime, financial year 2025/26 (April 2025 to March 2026), joined to ONS mid-2025 population estimates. The England rate is total offences divided by total population across all 296 local authority rows in the same dataset. ↩ ↩2

  6. Environment Agency Flood Map for Planning (Flood Zones 2 and 3), dataset vintage 15 July 2026, plus the EA historic flood outlines. Shares are the proportion of land area within a 2 km radius of the ONS 2022 built-up-area centroid falling inside each zone polygon. ↩ ↩2 ↩3

  7. Ofcom Connected Nations 2025, published 19 November 2025, reporting coverage as at July 2025; loaded to the Home-Checker ofcom_broadband table on 18 September 2026. Each figure is the percentage of premises with that service available, averaged across the 864 RH6 postcodes present in that release. Ofcom does not publish full-fibre coverage at postcode level, so the 100 Mbit/s tier is a speed band, not a technology. Postcodes Ofcom retired between the 2024 and 2025 releases still sit in the table carrying their older values and are excluded from every figure here. ↩ ↩2

  8. ONS postcode directory via the postcodes.io outcode lookup, queried 17 September 2026. ↩

  9. MHCLG Energy Performance of Buildings data, aggregated by outcode and precomputed on 21 May 2026. ↩

  10. Environment Agency Risk of Flooding from Surface Water (NaFRA2), published 28 January 2025; high and medium likelihood bands combined, as a share of land area within the same 2 km radius. ↩

Buying guides and research

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