South East
Choose your view
Your area decision
Start with the current market in East Horsley, Effingham, its direction of travel and the mix of homes being sold. Use Compare, Save and Watch to narrow a shortlist.
The data, disclosure rules and publication thresholds stay the same; this changes how the evidence is organised.
Median price
£875,000
Eligible sales · trailing 24 months
Per square metre
£6,830/m²
Matched sales · trailing 24 months
5-year change
+4.5%
Rolling 12-month medians, five years apart
From rolling peak
-14.7%
Against the highest rolling 12-month median
Market read
The median sale in East Horsley, Effingham (KT24) was £875,000, which works out at roughly £6,830 per square metre. Prices sit 38.6% under the local peak set in 2021. Among homes with 11 habitable rooms, which counts receptions as well as bedrooms, floor area runs from 251 to 942 m² — a 3.8-fold difference for the same nominal size. The median home costs 18.7 times median local earnings — one of the least affordable ratios in England and Wales. Local rents imply a gross yield near 2.4%.
Floor-area evidence
Repeat EPC records in this area show some variation in recorded floor area.
Among 805 dwellings with repeat EPCs in East Horsley, Effingham, the typical recorded floor-area range was 9%. This describes the consistency of repeated records, not the condition or value of an individual home.
Market signal
Each point is the median of sales in the three months ending that month.
Market shape
Lower-quarter price
£629,750
25% of recent eligible sales were below this
Median price
See headline
Same 24-month sale population
Upper-quarter price
£1.25m
25% of recent eligible sales were above this
Property types
£1.13m
£7,241/m²
£648,140
£6,733/m²
Energy-rating evidence
These are matched-sale associations, not a valuation of energy efficiency. Each rating cell contains at least five sales.
£725,000
£6,910/m²
£881,000
£7,336/m²
£860,000
£6,716/m²
£805,000
£6,214/m²
£1.14m
£7,222/m²
Energy-transition evidence
This is the latest available EPC record for each identifiable certified dwelling, not a census of every home or an assessment of an individual property.
EPC sample
2,780
Latest certificate to 27 July 2026
Rated D–G
51%
Current EPC rating in the certificate sample
Potentially higher rating
64%
Potential EPC rating exceeds current rating
EPC potential values are modelled certificate outputs, not quotes for retrofit work, future bills, a value uplift or a letting/compliance conclusion. Source: Energy Performance of Buildings Register domestic certificates.
The space signal
Property listings describe homes by bedroom count, but that is not recorded in any public dataset. What is recorded is the number of habitable rooms — bedrooms and reception rooms together — and the total floor area. In East Horsley, Effingham, homes with the same number of habitable rooms vary enormously in size.
| Habitable rooms | Smaller (10th) | Typical | Larger (90th) | Sales |
|---|---|---|---|---|
| 2 | 33 m² | 42 m² | 54 m² | 19 |
| 3 | 50 m² | 58 m² | 65 m² | 68 |
| 4 | 80 m² | 99 m² | 142 m² | 90 |
| 5 | 88 m² | 111 m² | 154 m² | 192 |
| 6 | 110 m² | 142 m² | 187 m² | 249 |
| 7 | 130 m² | 168 m² | 221 m² | 274 |
| 8 | 157 m² | 201 m² | 253 m² | 218 |
| 9 | 192 m² | 231 m² | 304 m² | 172 |
| 10 | 207 m² | 256 m² | 355 m² | 86 |
| 11 | 251 m² | 342 m² | 942 m² | 23 |
| 12 | 247 m² | 339 m² | 350 m² | 13 |
The widest spread here is among homes with 11 habitable rooms, ranging from 251 to 942 m². Two properties advertised the same way can differ by more than half their floor area, which is why price per square metre is a more useful comparison than price alone.
Data current to 19 June 2026.