Rectory Gardens is an exclusive collection of twelve boutique homes by multi-award-winning housebuilder Shanly Homes, ideally located in the heart of Balcombe. Just a short walk from Balcombe railway station, the development offers excellent transport links into London, making it perfect for commuters seeking countryside living with city convenience. The picturesque village of Balcombe captures the essence of traditional English village life, with a strong community spirit, locally owned clubs, and both primary and senior schools situated less than a mile away.
Monday: By appointment; Tuesday: By appointment; Wednesday: By appointment; Thursday: By appointment; Friday: By appointment; Saturday: By appointment; Sunday: By appointment
Rectory Gardens in figures
Every home listed here today, and the homes that left the listings in the last year.
For sale
0
Reserved or sold STC
2
Left the listings this year
0
The mixHomes listed by bedrooms and by type
Bedrooms100%
3 bed2
Types100%
Type not stated2
From the homes listed with HomePortfolio and on Shanly Homes’s own site. A home that left the listings was most likely reserved or sold; a builder does not say which.
Walk ScoreCar-dependentWalk Score 27 out of 100: Car-dependent
Transit ScoreMinimal transitTransit Score 11 out of 100: Minimal transit
Bike ScoreSomewhat bikeableBike Score 22 out of 100: Somewhat bikeable
Broadband
1 network
older homes nearby: up to 17 Mbps
Flood risk
Very low
rivers and the sea
Crime
Below the area
36.6 vs 66.2 a year per 1,000
Typical pay in Mid Sussex
£37,705
median for employees living in Mid Sussex, ONS 2025: the council's figure, not this neighbourhood's
Schools
The nearest open schools within 2 km, with their current Ofsted outcome.
1 nearest100%
Good or better0
Improvement needed0
Serious concerns0
No grade yet1
900 m11 min walkBalcombe Cofe Primary SchoolPrimary · Academy converter, 900 m awayIts predecessor, Balcombe CofE Controlled Primary School, was rated Good on 19 Apr 2023Not yet inspected
Ofsted and Get Information about Schools, via HomePortfolio.
Everyday places
How many of each are within 1.6 km, and the walk to the nearest.
3 stationsBalcombe, 840 m11 min
2 supermarkets and groceriesBalcombe Pantry, 340 m4 min
2 places to eatJO.CO too Balcombe, 840 m11 min
People and households
The neighbourhood around it (Mid Sussex 007B) against Mid Sussex as a whole.
People
1,903
Households
757
In good or very good health
84% vs 86%
Age profileShare of everyone in each five-year band
This neighbourhoodMid Sussex
10%5%0%
Getting around
How far everyday errands, public transport and cycling go from here, and how people here travel to work.
WalkCar-dependent
TransitMinimal transit
BikeSomewhat bikeable
Most errands require a car.
Getting to work
This neighbourhood53%37%
Mid Sussex41%
Broadband and mobile
What the 57 homes within 150 m record: a new home is usually served by the same networks.
Broadband
No full-fibre-only network recorded
DecentSuperfastUltrafastGigabit
1101001K
New homes in England must be built gigabit-ready (Building Regulations Part R, for work begun from 26 Dec 2022), with a gigabit connection where one can be had within a £2,000 cost cap. The speeds here are what the existing homes around it record: ask the sales office which network will serve the home.
Openreach
Mobile signal
Network
Calls indoors
Data indoors
Data outdoors
EE
Limited
Limited
Likely
O2
Limited
Limited
Risks
Flooding, radon, ground, noise and air at this spot.
Flooding from rivers and the seaLowVery lowEvery one of the 38 addresses around it is in the very low band.
Flooding from surface waterLowVery lowEvery one of the 38 addresses around it is in the very low band.
RadonLowUnder 1% of homes above the action levelThe lowest of six radon classes.
Ground stabilityModerateModerate landslide susceptibilityFrom the British Geological Survey’s landslide map of the area.
NoiseLowRoad 54 dBThe typical daytime road level at the homes around it, the middle of their readings. 55 dB is a busy street; WHO advises under 53 dB for roads.
Air qualityModerate
Crime
Police-recorded crime in the neighbourhood, December 2025 to September 2026, against Mid Sussex.
36.6crimes a year per 1,000 residentsBelow Mid Sussex at 66.258 recorded in 10 months
Month by monthCrimes per 1,000 residents
This neighbourhoodMid Sussex
7.552.50
Planning nearby
Applications within 500 m in the last 3 years: when each was made and how it went, the larger schemes listed first.
19 applications
6 approved
10 awaiting decision
2 refused
1 withdrawn
Approved
Sold nearby
Homes sold within 1 km in the last two years, new build and resale.
Median resale
£653,000
Median new build
None
Sales
33 0 new, 33 resale
Every salePrice paid, by the date it completed
New buildResaleMedian resale
£1.5M£1M£500K£0
£653K
1 pubThe Half Moon Inn Balcombe, 850 m
11 min
1 nurseryButtercup Barn Nursery School, 50 m1 min
Overture Maps places, via HomePortfolio.
01020304050607080
Show the figures
Age profile
Age
This neighbourhood
Mid Sussex
0 to 4
6%
5%
5 to 9
7%
6%
10 to 14
7%
6%
15 to 19
4%
5%
20 to 24
3%
4%
25 to 29
3%
5%
30 to 34
5%
6%
35 to 39
5%
6%
40 to 44
7%
7%
45 to 49
8%
7%
50 to 54
9%
7%
55 to 59
8%
7%
60 to 64
6%
6%
65 to 69
5%
5%
70 to 74
5%
5%
75 to 79
4%
4%
80 to 84
3%
3%
85 and over
5%
3%
Households
This neighbourhood69%26%
Mid Sussex68%27%
Families69% vs 68%
One person26% vs 27%
Other households6% vs 5%
Homes are
This neighbourhood32%30%12%27%
Mid Sussex37%36%15%
Owned outright32% vs 37%
Owned with a mortgage30% vs 36%
Shared ownership0% vs 1%
Socially rented12% vs 11%
Privately rented27% vs 15%
Adults are
This neighbourhood61%24%
Mid Sussex62%24%
In work61% vs 62%
Retired24% vs 24%
Students3% vs 4%
Looking for work2% vs 2%
Caring, sick or other9% vs 8%
Highest qualification
This neighbourhood45%17%21%
Mid Sussex39%18%24%12%
Degree or higher45% vs 39%
A levels17% vs 18%
GCSEs21% vs 24%
Apprenticeship5% vs 5%
None
Cars per household
This neighbourhood40%51%
Mid Sussex12%42%46%
None9% vs 12%
One40% vs 42%
Two or more51% vs 46%
ONS Census 2021 and ONS pay by council (ASHE), via HomePortfolio.
45%
Work from home53% vs 41%
Drive37% vs 45%
Bus, train or tube4% vs 4%
Walk or cycle4% vs 9%
Nearest station Balcombe 840 m, 11 min walk
Walk Score® (walkscore.com), ONS Census 2021 and Overture Maps places, via HomePortfolio.
Likely
Three
None
None
Likely
Vodafone
Limited
Limited
Likely
Ofcom Connected Nations, via HomePortfolio. Ofcom copyright.
Nitrogen dioxide 5.7, PM2.5 6.5, PM10 10.3
Above the WHO guideline for PM2.5 (2024, µg/m³).
Air quality, 2024
Nitrogen dioxide5.7 µg/m³ · within the guideline
WHO 10
PM2.56.5 µg/m³ · 1.3 times the guideline
WHO 5
PM1010.3 µg/m³ · within the guideline
WHO 15
Daytime noise
Road, typical home54 dB · just over WHO’s level
WHO 53
Environment Agency NaFRA2, BGS and UKHSA radon, BGS GeoSure, Defra noise mapping and Pollution Climate Mapping, via HomePortfolio.
2.1
DecMarJunSep
September 2026: 4 crimes here, 2.1 per 1,000: Mid Sussex: 5.83 per 1,000
Show the figures
Crime month by month
Month
Crimes here
Per 1,000 here
Per 1,000 across Mid Sussex
December 2025
3
1.58
4.75
January 2026
5
2.63
4.67
February 2026
4
2.1
4.43
March 2026
6
3.15
5.43
April 2026
8
4.2
5.71
May 2026
4
2.1
6.22
June 2026
8
4.2
6.15
July 2026
6
3.15
6.2
August 2026
10
5.25
5.79
September 2026
4
2.1
5.83
Most recordedIn the neighbourhood, 10 months
Violence and sexual offences15
Anti-social behaviour14
Other theft9
Criminal damage and arson5
Other crime4
data.police.uk, via HomePortfolio. Crimes are mapped to an approximate location.
Awaiting decision
Refused
Withdrawn
2026AprJulOct
Awaiting decisionSmall scheme380 mAlterations to the downstairs floorplan including moving walls. External alterations involving conversion of windows to doors and doors to windows and installation of a heat pump [to replace the existing gas boiler].Made 15 Oct 2026 · DM/26/2587
Awaiting decisionSmall scheme310 mProposed two storey side extension, single storey rear extension, roof replacement, internal alteration, new parking and demolition of existing greenhouse and external storage, inclusion of new patio doors to existing barn.Made 9 Oct 2026 · DM/26/2528
Awaiting decisionSmall scheme70 mDischarge of BNG condition 1 relating to DM/25/1688.Made 2 Oct 2026 · DM/26/2457
Awaiting decisionSmall scheme70 mDischarge of conditon 9 relating to DM/25/1688.Made 29 Sept 2026 · DM/26/2414
Awaiting decisionSmall scheme430 mFell Conifer tree at the rear of the propertyMade 21 Sept 2026 · DM/26/2308
Awaiting decisionSmall scheme310 mLime Trees (T18) and (T19) - Raise canopies by 1-1.5 metres and remove epicormic growthMade 11 Aug 2026 · DM/26/1998
Local planning authorities’ registers, via HomePortfolio.
2025AprJulOct2026AprJulOct
Show the figures
Homes sold nearby
Price
Home
Sold
Distance
£792,500
Detached · resale · 170 m²
4 Sept 2026
340 m
£167,000
Flat · resale · 32 m²
4 Sept 2026
670 m
£975,000
Detached · resale · 143 m²
11 Aug 2026
610 m
£653,000
Semi-detached · resale · 133 m²
15 Jul 2026
360 m
£930,000
Detached · resale · 120 m²
15 Jul 2026
310 m
£860,000
Other · resale · 131 m²
2 Jul 2026
910 m
£975,000
Detached · resale · 180 m²
26 Jun 2026
770 m
£735,000
Semi-detached · resale · 129 m²
26 Jun 2026
90 m
£1,450,000
Detached · resale · 367 m²
24 Apr 2026
630 m
£800,000
Detached · resale · 180 m²
8 Apr 2026
750 m
£387,500
Semi-detached · resale · 96 m²
20 Mar 2026
700 m
£985,000
Detached · resale · 165 m²
6 Jan 2026
560 m
£550,000
Semi-detached · resale · 99 m²
12 Nov 2025
720 m
£138,000
Flat · resale · 59 m²
29 Oct 2025
550 m
£530,000
Detached · resale · 107 m²
1 Oct 2025
360 m
£842,000
Semi-detached · resale · 165 m²
30 Sept 2025
40 m
£1,100,000
Detached · resale · 298 m²
2 Sept 2025
670 m
£140,000
Flat · resale · 47 m²
1 Aug 2025
540 m
£825,000
Detached · resale · 112 m²
17 Jul 2025
500 m
£980,000
Detached · resale · 195 m²
14 Jul 2025
270 m
£425,000
Semi-detached · resale · 84 m²
4 Jul 2025
380 m
£358,000
Terraced · resale · 97 m²
19 Jun 2025
670 m
£382,000
Terraced · resale · 98 m²
12 Jun 2025
690 m
£520,000
Semi-detached · resale · 91 m²
29 May 2025
800 m
£930,000
Detached · resale · 173 m²
29 May 2025
300 m
£890,000
Detached · resale · 139 m²
30 Apr 2025
540 m
£475,000
Detached · resale · 76 m²
28 Mar 2025
580 m
£395,000
Terraced · resale · 76 m²
21 Mar 2025
570 m
£1,225,000
Detached · resale · 207 m²
20 Mar 2025
90 m
£380,000
Terraced · resale · 47 m²
31 Jan 2025
820 m
£282,500
Flat · resale · 72 m²
6 Dec 2024
800 m
£522,200
Semi-detached · resale · 99 m²
5 Dec 2024
330 m
£115,000
Flat · resale · 47 m²
15 Nov 2024
550 m
HM Land Registry Price Paid with EPC floor areas, via HomePortfolio.
Built by Shanly Homes
