Seller’s Sense Check: how your listing compares
Seller’s Sense Check: how your listing compares
A 3-bed semi-detached freehold house in Haywards Heath, RH16. 78 sq m. Asking £375,000. On the market for 35 days.
Here is how your asking price sits against public sold prices and the other semi-detached freehold homes for sale in RH16. Each figure has its count beside it.
All figures come from public sources: HM Land Registry sold prices, the GOV.UK EPC register and homes publicly listed for sale.
Your reality check
£375,000 is below what similar-sized semis here have sold for, and the gap is in line with a home that needs updating throughout. Homes of 70 to 86 sq m sold for a median of £408,750 over the last year.
- Those sales look back to deals agreed months ago, and prices have eased 4.3% over the year.
- Per square metre, your £4,808 is level with other 3-bed semis for sale (£4,764) and above those that have found buyers (£4,510), which are mostly larger.
- Public records cannot measure condition, so the gap does not on its own mean the price is low.
- At 35 days, your home has been listed longer than half of the similar homes that found a buyer this year: the typical RH16 3-bed semi went STC or under offer in 27 days, though a quarter took more than 62 days.
- Homes that were withdrawn typically came off much later, after about 86 days.
- Homes of your size (70 to 86 sq m, measured like yours without garages) sold for a median of £408,750 in the last 12 months (46 sales). Your asking price is 8.3% below that, and 7.4% below per square metre.
- Other 3-bed semis for sale and those already STC or under offer are both asking a median of £425,000 (27 and 39 homes). Most of them are larger than yours.
- Sold prices for RH16 semis are 4.3% lower than a year earlier, and Land Registry sales reflect deals agreed months before.
- Competing asking prices are moving down: 9 of the 27 other 3-bed semis for sale cut their asking price in the last eight weeks (16 September to 11 November). Where the earlier price is recorded (5), the typical cut was £25,000 (5.9%).
Price and time on the market
Each home is a dot. Days on market run from left to right and price from bottom to top. Larger dots have a higher price per square metre. Hollow dots have no published floor area. Use the buttons to show or hide sold, for sale and under-offer homes. Hover or tap a dot for its details. For-sale and under-offer homes with a listing open on bestagent.property in a new tab.
Interactive chart
Three-bedroom semi-detached houses in RH16
Haywards Heath and Lindfield · sold completions (last 12 months) and homes on the market now
Three-bedroom semi-detached houses in RH16. Price against days on market.
Interactive chart of 150 three-bedroom semi-detached houses in RH16. Green dots are sold completions from HM Land Registry, red dots are homes still for sale, and amber dots are under offer or sold STC. This home is the slate star at 36 days and £375,000. Use the Sold, For sale and Under offer buttons to filter the dots.
Colour
Dot size (price per sq m)
HM Land Registry price paid, public listings and EPC data
Your nearest competitor, and the latest sale nearby
| Your home | Nearest competitor | |
|---|---|---|
| Asking price | £375,000 (fixed) | £500,000 (listing text gives a guide of £500,000 to £520,000) |
| Time on market | 35 days (since 7 Oct 2026) | 57 days (since 15 Sep 2026) |
| Floor area | 78 sq m (house, excluding garage) | 112.8 sq m (house, excluding garage; floorplan total 125.4 sq m less 12.6 sq m garage. EPC: 110 sq m) |
| £ per sq m | £4,808 | £4,434 (at £500,000) |
| Bedrooms | 3 (1 bathroom) | 3 (2 bathrooms) |
| Price drops | None | 1 (6 Oct 2026; earlier price not recorded) |
| Status | For sale | For sale |
| Where | Haywards Heath, RH16 | The same road |
| Public listing | View listing › | View listing › |
The closest 3-bed semi still for sale is on your road. Described as immaculately presented, with three double bedrooms, an en-suite, a conservatory, a modern kitchen and an integral garage. It has been on the market 22 days longer than yours and has had one price reduction. To compare like for like, both homes are measured without their garages. Its floorplan total of 125.4 sq m includes a 12.6 sq m integral garage (5.14 m by 2.46 m), leaving 112.8 sq m of house, about 45% more than your 78 sq m (your floorplan shows 78.3 sq m of house plus a 12.6 sq m garage). At £500,000 that is £4,434 per sq m, so your £4,808 is about £374 (8%) more per sq m. Its 112.8 sq m includes a 6.8 sq m conservatory; your home has none. Leaving that out too gives 106.0 sq m and £4,717 per sq m, 2% below yours. Its EPC certificate records 110 sq m.
Recent price drops nearby
Each price drop (9)
| Home | Beds | Old price | New price | Cut | Date |
|---|---|---|---|---|---|
| Similar home | 3 | £435,000 | £405,000 | −£30,000 (−6.9%) | 6 Nov 2026 |
| Similar home | 3 | Not recorded | £375,000 | – | 4 Nov 2026 |
| Similar home | 3 | Not recorded | £475,000 | – | 13 Oct 2026 |
| Similar home | 3 | Not recorded | £500,000 | – | 6 Oct 2026 |
| Similar home | 3 | £410,000 | £400,000 | −£10,000 (−2.4%) | 2 Oct 2026 |
| Similar home | 3 | Not recorded | £400,000 | – | 2 Oct 2026 |
| Similar home | 3 | £400,000 | £375,000 | −£25,000 (−6.2%) | 1 Oct 2026 |
| Similar home | 3 | £425,000 | £400,000 | −£25,000 (−5.9%) | 30 Sep 2026 |
| Similar home | 3 | £450,000 | £425,000 | −£25,000 (−5.6%) | 22 Sep 2026 |
The earlier price is not in our records for 4 of these. Only the latest reduction on each listing is shown.
Your agent's track record
Small samples (20 exits for this agent; agents with fewer than 3 exits are left out), so treat as indicative. Same method as the time-to-buyer evidence below: homes first seen for sale in 2026, excluding batch-loaded first-seen dates and withdrawals that were relisted.
Sold prices over time
Local Land Charges (headline)
3 records, no conservation area, tree preservation orders or financial charges shown (as shown on 11 Nov 2026).
| Type | Record | Outcome | Date |
|---|---|---|---|
| Planning | Erection of an incidental outbuilding to provide a games room, at this address | Conditional consent | 15 Mar 2017 |
| Planning | Rear extension to form a larger kitchen, at this address or a neighbouring home | Conditional consent | 22 Jan 1982 |
| Planning agreement | Section 52 agreement (Town and Country Planning Act 1971) covering the wider estate | Historic, estate-wide | 2 Jul 1976 |
Nearby and boundary record, not counted in the 3: A two-storey extension at a neighbouring home, 28 Dec 1988.
This is HM Land Registry data for early awareness. It may be incomplete or matched to the wrong property, so check a professional search before relying on it.
Land Registry sold prices (152 sales in the last 12 months)
| Date | Area | Price | Floor area | £/sq m | EPC |
|---|---|---|---|---|---|
| 22 Sep 2026 | RH16 1 | £730,000 | 176 sq m | £4,148 | E |
| 18 Sep 2026 | RH16 4 | £430,000 | 88 sq m | £4,886 | B |
| 18 Sep 2026 | RH16 4 | £500,000 | 111 sq m | £4,505 | B |
| 18 Sep 2026 | RH16 3 | £500,000 | 106 sq m | £4,717 | D |
| 15 Sep 2026 | RH16 3 | £357,500 | 71 sq m | £5,035 | D |
| 04 Sep 2026 | RH16 4 | £415,000 | 67 sq m | £6,194 | D |
| 28 Aug 2026 | RH16 1 | £477,500 | 79 sq m | £6,044 | C |
| 28 Aug 2026 | RH16 3 | £540,000 | 103 sq m | £5,243 | C |
| 28 Aug 2026 | RH16 3 | £360,000 | 73 sq m | £4,932 | C |
| 27 Aug 2026 | RH16 4 | £380,000 | 95 sq m | £4,000 | D |
| 27 Aug 2026 | RH16 1 | £550,000 | 111 sq m | £4,955 | D |
| 26 Aug 2026 | RH16 4 | £428,000 | 75 sq m | £5,707 | C |
The median is £450,000 for Oct 2025 to Sep 2026 (152 sales) and £470,000 for the previous 12 months (191 sales), a change of −4.3%. Homes of 70 to 86 sq m, around your size, sold for a median of £408,750 (46 sales, £5,194 per sq m).
EPC floor areas and price per square metre
151 of 152 sales in the last 12 months (99%) were matched by address to a GOV.UK EPC certificate. Median sold price: £5,074 per sq m, or £471 per sq ft. The previous 12 months: £5,000 per sq m (187 matched). We use the latest certificate, so a home extended after its sale may show a larger area. Smaller homes usually sell for more per square metre.
Similar 3-bed homes for sale now, with floor areas (9)
| Home | Beds | Asking | Floor area | £/sq m | Listing |
|---|---|---|---|---|---|
| Similar home | 3 | £375,000 | 102 sq m | £3,676 | View listing › |
| Similar home | 3 | £375,000 | 93 sq m | £4,032 | Not on BestAgent |
| Similar home | 3 | £425,000 | 93 sq m | £4,570 | View listing › |
| Similar home | 3 | £400,000 | 87 sq m | £4,598 | View listing › |
| Your home | 3 | £375,000 | 78 sq m | £4,808 | View listing › |
| Similar home | 3 | £350,000 | 71 sq m | £4,930 | View listing › |
| Similar home | 3 | £400,000 | 80 sq m | £5,000 | View listing › |
| Similar home | 3 | £425,000 | 83 sq m | £5,120 | View listing › |
| Similar home | 3 | £445,000 | 85 sq m | £5,235 | View listing › |
3-bed semi-detached freehold homes for sale in RH16 whose listing gives a floor area, including yours. The nearest competitor is shown above; its size comes from its floorplan only, so it is not in this list or its medians. 8 of 9 link to their BestAgent listing.
Asking prices by bedrooms and status
| Group | For sale | STC or under offer | For sale: BestAgent | Sold STC: BestAgent |
|---|---|---|---|---|
| 2 bedrooms | £375,000 (13) | £395,000 (4) | £375,000 (12) | £390,000 (5) |
| 3 bedrooms | £425,000 (28) | £425,000 (39) | £425,000 (22) | £425,000 (28) |
| 4 bedrooms | £625,000 (10) | £550,000 (21) | £650,000 (11) | £550,000 (18) |
| All bedroom counts | £425,000 (54) | £460,000 (69) | £425,000 (49) | £465,000 (53) |
| £ per sq m, 3 bedrooms | £4,808 (9) | £4,510 (22) | – | – |
| £ per sq m, all | £4,872 (23) | £4,484 (33) | £4,152 (5, too few) | £3,731 (2, too few) |
These rows include your home. Compared bedroom for bedroom, homes still for sale and homes already STC are asking the same; the all-homes gap comes from the mix of sizes. The STC or under offer group splits into 60 sold STC (median £450,000) and 9 under offer (£550,000).
Time to find a buyer or withdraw (BestAgent data, 2026)
| Group | Found a buyer (STC or under offer) | Withdrawn | Still for sale |
|---|---|---|---|
| 3-bed semis, RH16 | 27 days (27 homes) a quarter within 15, a quarter over 62 | 86 days (18 homes) | 12 homes |
| All semis, RH16 | 28 days (36 homes) | 66 days (29 homes) | 28 homes |
Medians of the days from when a home was first seen for sale to when it first showed sold STC or under offer, or was withdrawn. One record per home, for homes first seen for sale in 2026, across all agents. Two things are left out because they would make times look shorter than they were: homes first seen on 25 June, 16 October and 7 November 2026, when large batches of existing listings were loaded into our records and the true listing date is unknown; and withdrawals followed within 60 days by the same home being listed again (same postcode and bedrooms, any agent), which are relaunches, not exits. Status changes are picked up when our records refresh, so dates can be a few days late. An earlier draft gave a single median of 34 days for 'found a buyer or withdrawn'. That mixed the two outcomes and included the batch-loaded homes, so we now show them separately.
Your monthly index
This is Reading 1, the baseline. We will add a reading after each HM Land Registry monthly release. The next is due on Friday 27 November 2026 at 11:00 UK time and will carry October 2026 sales. Each update will flag any change in any figure, including:
- new sales of similar homes and revisions to earlier months
- changes to your own listing: price, status and days on market
- new competing listings, price reductions, and homes going STC, under offer or withdrawn
- any move in the medians, in price per square metre or in time to exit
Reading 1 · uses the September 2026 release (published 28 Oct 2026)
| Metric | Reading 1 (Nov 2026) | Count | Change since first reading | Change since last reading |
|---|---|---|---|---|
| Your asking price | £375,000 | 1 | – (baseline) | – (baseline) |
| Your floor area | 78 sq m | 1 | – (baseline) | – (baseline) |
| Your asking price per sq m | £4,808 | 1 | – (baseline) | – (baseline) |
| Your asking price per sq ft | £445 | 1 | – (baseline) | – (baseline) |
| Your days on market | 35 days | 1 | – (baseline) | – (baseline) |
| Typical sold price, last 12 months (all sizes) | £450,000 | 152 | – (baseline) | – (baseline) |
| Typical sold price, previous 12 months | £470,000 | 191 | – (baseline) | – (baseline) |
| Change in typical sold price, year on year | −4.3% | – | – (baseline) | – (baseline) |
| Share of sales matched to an EPC | 99% | 151 | – (baseline) | – (baseline) |
| Typical sold price per sq m, last 12 months | £5,074 | 151 | – (baseline) | – (baseline) |
| Typical sold price per sq ft, last 12 months | £471 | 151 | – (baseline) | – (baseline) |
| Typical sold price per sq m, previous 12 months | £5,000 | 187 | – (baseline) | – (baseline) |
| Typical sold price, homes of 70 to 86 sq m (your size) | £408,750 | 46 | – (baseline) | – (baseline) |
| Typical sold price per sq m, homes of 70 to 86 sq m | £5,194 | 46 | – (baseline) | – (baseline) |
| Typical sold price, typical 3-bed size (86 to 103 sq m) | £450,000 | 36 | – (baseline) | – (baseline) |
| Typical asking price, other 3-bed semis for sale | £425,000 | 27 | – (baseline) | – (baseline) |
| Typical asking price per sq m, other 3-bed semis for sale | £4,764 | 8 | – (baseline) | – (baseline) |
| Typical asking price, 3-bed semis STC or under offer | £425,000 | 39 | – (baseline) | – (baseline) |
| Typical asking price per sq m, 3-bed semis STC or under offer | £4,510 | 22 | – (baseline) | – (baseline) |
| Typical asking price, all semis for sale | £425,000 | 54 | – (baseline) | – (baseline) |
| Typical asking price per sq m, all semis for sale | £4,872 | 23 | – (baseline) | – (baseline) |
| Typical asking price, all semis STC or under offer | £460,000 | 69 | – (baseline) | – (baseline) |
| Typical asking price per sq m, all semis STC or under offer | £4,484 | 33 | – (baseline) | – (baseline) |
| Typical asking price, 3-bed for sale (BestAgent) | £425,000 | 22 | – (baseline) | – (baseline) |
| Typical asking price, 3-bed sold STC (BestAgent) | £425,000 | 28 | – (baseline) | – (baseline) |
| Typical asking price, all for sale (BestAgent) | £425,000 | 49 | – (baseline) | – (baseline) |
| Typical asking price, all sold STC (BestAgent) | £465,000 | 53 | – (baseline) | – (baseline) |
| Gap between 3-bed STC asking prices and sold prices | −5.6% | – | – (baseline) | – (baseline) |
| Typical days to find a buyer, RH16 3-bed semis | 27 days | 27 | – (baseline) | – (baseline) |
| Typical days to withdrawal, RH16 3-bed semis | 86 days | 18 | – (baseline) | – (baseline) |
| RH16 3-bed semis listed in 2026 and still for sale | 12 | 12 | – (baseline) | – (baseline) |
| Typical days to find a buyer, all RH16 semis | 28 days | 36 | – (baseline) | – (baseline) |
| Typical days to withdrawal, all RH16 semis | 66 days | 29 | – (baseline) | – (baseline) |
| Your agent: typical days to find a buyer (3-bed semis) | 19 days | 15 | – (baseline) | – (baseline) |
| Your agent: share of exits that found a buyer | 75% | 20 | – (baseline) | – (baseline) |
| Other agents: typical days to find a buyer (3-bed semis) | 51 days | 12 | – (baseline) | – (baseline) |
| Your asking price vs sold homes of your size | −8.3% | – | – (baseline) | – (baseline) |
| Your asking price vs other 3-bed semis for sale | −11.8% | – | – (baseline) | – (baseline) |
| Your price per sq m vs sold homes of your size | −7.4% | – | – (baseline) | – (baseline) |
| Your price per sq m vs other 3-bed semis for sale | +0.9% | – | – (baseline) | – (baseline) |
| Your price per sq m vs 3-bed semis STC or under offer | +6.6% | – | – (baseline) | – (baseline) |
| Asking price, nearest competing 3-bed semi | £500,000 | 1 | – (baseline) | – (baseline) |
| Days on market, nearest competing 3-bed semi | 57 days | 1 | – (baseline) | – (baseline) |
| Price drops, nearest competing 3-bed semi | 1 | 1 | – (baseline) | – (baseline) |
| Floor area, nearest competing 3-bed semi (floorplan) | 112.8 sq m | 1 | – (baseline) | – (baseline) |
| Asking price per sq m, nearest competing 3-bed semi | £4,434 | 1 | – (baseline) | – (baseline) |
| Other 3-bed semis for sale that cut their price, last 8 weeks | 9 of 27 | 27 | – (baseline) | – (baseline) |
| Typical price cut, last 8 weeks | £25,000 | 5 | – (baseline) | – (baseline) |
| Typical price cut %, last 8 weeks | −5.9% | 5 | – (baseline) | – (baseline) |
| Latest confirmed sale of a similar 3-bed semi nearby | £357,500 | 1 | – (baseline) | – (baseline) |
| Local Land Charges records affecting your home | 3 | 3 | – (baseline) | – (baseline) |
Methods, caveats and sources
- Land Registry: semi-detached, freehold, postcodes starting RH16, standard sales only. Registration lags completion by 2 to 3 months, so recent months will grow.
- EPC floor areas are indicative. They are measured for energy rating, not for sale. Agents' floorplans can measure differently.
- Address matching covered 99% of sales in the last 12 months.
- Homes of your size: each home's size comes from the floorplan on its sale listing where one gives a total (27 of 46), counting the house only and leaving out garages and outbuildings, as for your home. Otherwise we use its EPC certificate (19 of 46). Checking floorplans moved ten homes out of the 70 to 86 sq m group, because their EPCs understated their size, and five in.
- Your home's address is inferred from public records (EPC floor area, type and date). It is not yet confirmed.
- Public records do not describe condition. Sold prices include homes in every state of repair.
- Asking prices are not achieved prices. The 3-bed STC asking median (£425,000, 39) against the sold median for 86 to 103 sq m homes (£450,000, 36) gives a gap of −5.6%. This is a rough size match.
- Listings are de-duplicated where several agents list the same home (same postcode, bedrooms and price). New homes, retirement, shared ownership and discount-scheme listings are excluded. Some of our records never carry Under offer, so we checked statuses against public listings.
- All figures come from public sources: HM Land Registry (gov.uk/government/statistical-data-sets/price-paid-data-downloads), the GOV.UK EPC register (find-energy-certificate.service.gov.uk) and homes publicly listed for sale, gathered by BestAgent.
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