Neighbourhood · Reigate and Banstead
Horley East: house prices and how the area is changing
Official figures for the Horley East neighbourhood of Reigate and Banstead, England (ONS area Reigate and Banstead 017). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes RH6. Figures that read a point use the neighbourhood's centre, near RH6 9XA.
One of the most affluent neighbourhoods in England, changing little against Reigate and Banstead
Horley East is one of the most affluent neighbourhoods in England; it is changing little against Reigate and Banstead (signals are mixed: 3 rising and 3 falling of 20). Houses here typically resell for £455,000 and flats for £212,000 (median resale prices, 2023-2025). Recorded crime is lower than across Reigate and Banstead (0.5 times the borough's rate), schools nearby are improving faster than the council's, and the nearest station, Horley, is about a 14-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£455,000
Median resale price of houses in the neighbourhood, 2023-2025; +10% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£212,000
Median resale price of flats in the neighbourhood, 2023-2025; -5% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Among the most affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Mixed signs
Weighted balance +0.02; 3 of 20 signals up, 3 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 10 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 8 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£76,900
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.5 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
Faster than the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Horley East sits in Reigate and Banstead
- Typical house price: 5th lowest of 18 neighbourhoods in Reigate and Banstead
- Typical flat price: the lowest of 18 neighbourhoods in Reigate and Banstead
- Average household income: 6th highest of 18 neighbourhoods in Reigate and Banstead
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Horley East
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
3 of 20 counted signals point towards rising affluence against Reigate and Banstead, 3 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Recorded crime
- Schools improving
- Benefit claims (DWP)
Falling behind the borough
- Resale prices
- Homes improving their energy rating
- Catching up with neighbouring areas
Stations and schools nearby
Nearest station
- Horley Railway station, about a 14-minute walk from the neighbourhood's centre (1.1 km in a straight line). About 9.5 trains an hour leave between 07:00 and 19:00 on a weekday: Thameslink to Horsham (about 27 min) and Peterborough (about 137 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Langshott Primary School 320 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2023).
- Nearest state secondary school Oakwood School 430 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 1 area, Needs attention in 5 (Feb 2026).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Horley East
What is the typical house price in Horley East?
£455,000. Median resale price of houses in the neighbourhood, 2023-2025; +10% against 2017-2019.
How does Horley East compare with the rest of Reigate and Banstead?
Typical house price: 5th lowest of 18 neighbourhoods in Reigate and Banstead. Typical flat price: the lowest of 18 neighbourhoods in Reigate and Banstead. Average household income: 6th highest of 18 neighbourhoods in Reigate and Banstead.
Is Horley East an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Horley East gentrifying?
Mixed signs. Weighted balance +0.02; 3 of 20 signals up, 3 down, against the borough.
What is the nearest station to Horley East?
Horley. Railway station, about a 14-minute walk from the neighbourhood's centre (1.1 km in a straight line). About 9.5 trains an hour leave between 07:00 and 19:00 on a weekday: Thameslink to Horsham (about 27 min) and Peterborough (about 137 min).
Which state schools are nearest to Horley East?
Nearest state primary school. Langshott Primary School. 320 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2023). Nearest state secondary school. Oakwood School. 430 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 1 area, Needs attention in 5 (Feb 2026).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Horley East?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Reigate and Banstead
- Horley Central
- Horley West
- Salfords & Woodhatch
- Earlswood & Whitebushes
- Reigate South Park
- Redhill East
- Reigate Central & Redhill Common
- Redhill West
- All 18 neighbourhoods in Reigate and Banstead
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.