Campbell Grove, Horley house prices are built from 106 sales lodged with HM Land Registry, the oldest in 2019 and the most recent on 13 Feb 2026. The median price paid across the whole record is £385,000. Across the 6 years from 2019 to 2025 the median moved +5.9% in cash — but once inflation is taken out, the change in 2026 money is -17.3%.
Median price paid
£385,000
Change in cash, 2019–2025
+5.9%
Change in real terms
-17.3%
Median per m²
£5,011
HM Land Registry106 sales2 with floor areaLatest sale 13 Feb 2026
Section 01
How Campbell Grove, Horley prices moved
The chart tracks the median Campbell Grove, Horley house price for every year with a recorded sale, from 2019 to 2025. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 2010s | 1 | £425,000 | £599,250 |
| 2020s | 4 | £378,500 | £386,728 |
The highest yearly median on record for Campbell Grove, Horley is £450,000 in 2025; the lowest is £375,000 in 2021. Across the full 7-year record the cash median has moved from £425,000 to £450,000.
In 2026 money that first median is worth £555,891, so the real change over the whole record is -17.3% — about -3.11% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +5.9% in cash against -17.3% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 78 | 13 Feb 2026 | Semi-detached | £432,000 | £432,000 |
| 74 | 3 Sep 2025 | Semi-detached | £450,000 | £459,783 |
| 89 | 18 Aug 2025 | Terraced | £365,000 | £372,935 |
| 86 | 4 Jul 2025 | Detached | £560,000 | £572,174 |
| 34 | 4 Jul 2025 | Detached | £495,000 | £505,761 |
| 119 | 25 Jun 2025 | Semi-detached | £430,000 | £439,348 |
| 62 | 3 Jun 2025 | Terraced | £385,000 | £393,370 |
| 105 | 12 May 2025 | Semi-detached | £475,000 | £485,326 |
| 51 | 21 Mar 2025 | Terraced | £375,000 | £383,152 |
| 2 | 26 Feb 2025 | Terraced | £382,000 | £390,304 |
| 76 | 24 Feb 2025 | Semi-detached | £455,000 | £464,891 |
| 23 | 19 Feb 2025 | Detached | £482,000 | £492,478 |
| 50 | 6 Dec 2024 | Semi-detached | £405,000 | £426,157 |
| 117 | 5 Nov 2024 | Semi-detached | £432,000 | £454,567 |
| 43 | 19 Jul 2024 | Semi-detached | £410,000 | £431,418 |
| 46 | 10 May 2024 | Semi-detached | £400,000 | £420,896 |
| 16 | 30 Jan 2023 | Terraced | £415,000 | £448,391 |
| 12 | 12 Dec 2022 | Terraced | £378,500 | £438,525 |
| 41 | 11 Nov 2022 | Semi-detached | £435,000 | £503,985 |
| 60 | 2 Sep 2022 | Terraced | £365,000 | £422,884 |
| 23 | 24 Feb 2022 | Detached | £450,000 | £521,364 |
| 107 | 24 Jan 2022 | Terraced | £376,000 | £435,629 |
| 20 | 29 Nov 2021 | Semi-detached | £373,000 | £471,263 |
| 22 | 26 Nov 2021 | Semi-detached | £375,000 | £473,790 |
| 32 | 26 Nov 2021 | Semi-detached | £375,000 | £473,790 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Campbell Grove, Horley values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 78 Campbell Grove | £385,000 (2020) | £432,000 (2026) | +1.9% | -2.4% |
| 74 Campbell Grove | £380,000 (2020) | £450,000 (2025) | +3.4% | -1.3% |
| 89 Campbell Grove | £325,000 (2021) | £365,000 (2025) | +2.9% | -2.4% |
| 86 Campbell Grove | £475,000 (2020) | £560,000 (2025) | +3.3% | -1.4% |
| 34 Campbell Grove | £445,000 (2020) | £495,000 (2025) | +2.2% | -2.6% |
| 119 Campbell Grove | £380,000 (2020) | £430,000 (2025) | +2.5% | -2.2% |
| 62 Campbell Grove | £325,000 (2020) | £385,000 (2025) | +3.4% | -1.3% |
| 105 Campbell Grove | £425,000 (2020) | £475,000 (2025) | +2.2% | -2.5% |
| 51 Campbell Grove | £330,000 (2021) | £375,000 (2025) | +3.2% | -2.1% |
| 2 Campbell Grove | £315,000 (2020) | £382,000 (2025) | +3.9% | -0.9% |
| 76 Campbell Grove | £385,000 (2020) | £455,000 (2025) | +3.4% | -1.4% |
| 23 Campbell Grove | £450,000 (2022) | £482,000 (2025) | +2.3% | -1.9% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Campbell Grove, Horley is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Semi-detached | 39 | 36.8% | £380,000 | £360,000 – £475,000 |
| Terraced | 37 | 34.9% | £365,000 | £312,000 – £415,000 |
| Detached | 30 | 28.3% | £445,000 | £366,950 – £560,000 |
Section 06
Ownership and new build in Campbell Grove, Horley
0 of the sales on record are leasehold and 106 freehold — 0.0% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 0 | 0.0% | — |
| Freehold | 106 | 100.0% | £385,000 |
| New build | 84 | 79.2% | £380,000 |
| Existing home | 22 | 20.8% | £412,500 |
New builds sold for less than the median existing home — -7.9%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 2 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in Campbell Grove, Horley
Every certificate carries an energy efficiency band as well as a floor area. Across Crawley, 56.8% of 46,789 certificates sit in bands A to C, and 1.3% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 73 | 0.2% |
| B | 5,737 | 12.3% |
| C | 20,784 | 44.4% |
| D | 16,341 | 34.9% |
| E | 3,247 | 6.9% |
| F | 483 | 1.0% |
| G | 124 | 0.3% |
The Office for National Statistics puts the mean private rent in Crawley at £1,484 a month as of Jun 2026 — £1,064 for a one-bedroom home and £1,637 for three bedrooms.
Against the median sale of £385,000 here, that rent is a gross yield of 4.63% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of RH6, 173 crimes were recorded in Jun 2026: 67 violent, 1 burglary, 10 vehicle-related and 30 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is about typical.
Against the 118,493 residents the 2021 census counted in Crawley, that is 1.46 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around Campbell Grove, Horley
The 2021 census counted 118,493 residents in Crawley across 45,502 households. 57.0% of those households own their home and 42.7% rent — a split the sold record cannot show, because only owners appear in it.
11 state and independent schools have a RH6 postcode: 10 primary, 1 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Oakwood School | Secondary | Community school | 1,610 |
| Langshott Primary School | Primary | Community school | 411 |
| Yattendon School | Primary | Academy converter | 388 |
| Burstow Primary School | Primary | Academy converter | 385 |
| Westvale Park Primary Academy | Primary | Free schools | 383 |
| Meath Green Junior School | Primary | Community school | 350 |
| Horley Infant School | Primary | Academy converter | 267 |
| Meath Green Infant School | Primary | Community school | 267 |
| Manorfield Primary and Nursery School | Primary | Community school | 233 |
| Trinity Oaks Church of England Primary School | Primary | Voluntary aided school | 227 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Horley Rail Station | Rail | 0.6 km |
| Gatwick North Terminal Shuttle Station | Metro or underground | 1.6 km |
| Gatwick North Terminal Shuttle Station | Metro or underground | 1.6 km |
| Gatwick North Terminal Shuttle Station | Tram | 1.6 km |
Section 09
How Campbell Grove, Horley compares
The median across the whole archive is £157,500. Campbell Grove, Horley sits above that national figure — +144.4%.
Within Horley the street ranks 101 of 443 by median price, and its median is above the town figure of £244,750 (+57.3%).
Where an EPC floor area could be matched to the sale, the median works out at £5,011 per square metre, across 2 of the 106 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £312,000 to £560,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
Campbell Grove, Horley sits in Crawley, in the South East.
The Office for National Statistics puts the median home in Crawley at 8.5 times median local earnings of £41,977 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Streets nearby
- Lumley Road£204,975 median
- Massetts Road£210,000 median
- Balcombe Road£305,000 median
- Brookfield Drive£354,995 median
- Albert Road£206,750 median
- Webber Street£319,975 median
- Reigate Road£330,000 median
- Tanyard Way£179,250 median
- Redehall Road£300,000 median
- Victoria Road£187,500 median
- Kingsley Road£199,000 median
- Smallfield Road£350,000 median
- The Crescent£214,500 median
- Longbridge Road£102,000 median
- Lee Street£249,950 median
- Charlesfield Road£228,000 median
Addresses with more than one recorded sale
- 78 Campbell Grove2 sales
- 74 Campbell Grove2 sales
- 89 Campbell Grove2 sales
- 34 Campbell Grove2 sales
- 86 Campbell Grove2 sales
- 119 Campbell Grove2 sales
- 62 Campbell Grove2 sales
- 105 Campbell Grove2 sales
- 51 Campbell Grove2 sales
- 2 Campbell Grove2 sales
- 76 Campbell Grove2 sales
- 23 Campbell Grove2 sales
- 50 Campbell Grove2 sales
- 117 Campbell Grove2 sales
- 43 Campbell Grove2 sales
- 46 Campbell Grove2 sales
- 16 Campbell Grove2 sales
- 12 Campbell Grove2 sales
- 41 Campbell Grove2 sales
- 60 Campbell Grove2 sales
- 107 Campbell Grove2 sales
- 109 Campbell Grove2 sales
Back to Horley house prices.
Quick answers
Common questions about this data
What is the average house price in Campbell Grove, Horley?
The median price paid in Campbell Grove, Horley across every sale on the register is £385,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in Campbell Grove, Horley?
106 sales are on record for Campbell Grove, Horley, the most recent completing on 13 Feb 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Campbell Grove, Horley house prices actually risen?
In cash, the median rose +5.9% between 2019 and 2025. In 2026 money — that is, after inflation — the change is -17.3%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Campbell Grove, Horley house prices at their highest?
The highest yearly median on record is £450,000, set in 2025. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in Campbell Grove, Horley?
£5,011 per square metre, from the 2 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 13 Feb 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “Campbell Grove, Horley house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.