Neighbourhood · Reigate and Banstead
Horley West: house prices and how the area is changing
Official figures for the Horley West neighbourhood of Reigate and Banstead, England (ONS area Reigate and Banstead 016). 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 8EX.
One of the most affluent neighbourhoods in England, changing little against Reigate and Banstead
Horley West is one of the most affluent neighbourhoods in England; it is changing little against Reigate and Banstead (few signs of gentrification: 4 of 20 signals rising, 1 falling). Houses here typically resell for £450,000 and flats for £252,500 (median resale prices, 2023-2025). Recorded crime is lower than across Reigate and Banstead (0.8 times the borough's rate), schools nearby are improving in line with the council's, and the nearest station, Horley, is about a 23-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
£450,000
Median resale price of houses in the neighbourhood, 2023-2025; +23% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£252,500
Median resale price of flats in the neighbourhood, 2023-2025; +14% 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
Few signs
Weighted balance +0.04; 4 of 20 signals up, 1 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 6 small areas range from decile 3 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£66,900
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.8 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
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Horley West sits in Reigate and Banstead
- Typical house price: joint 3rd lowest of 18 neighbourhoods in Reigate and Banstead
- Typical flat price: 8th lowest of 18 neighbourhoods in Reigate and Banstead
- Average household income: 7th lowest 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 West
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
4 of 20 counted signals point towards rising affluence against Reigate and Banstead, 1 the other way and 15 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
- Solar and heat pumps
- Homes improving their energy rating
- Catching up with neighbouring areas
- Homes selling
Falling behind the borough
- Benefit claims (DWP)
Stations and schools nearby
Nearest station
- Horley Railway station, about a 23-minute walk from the neighbourhood's centre (1.8 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 Meath Green Junior School 200 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Oct 2024).
- Nearest state secondary school Oakwood School 1.8 km 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 West
What is the typical house price in Horley West?
£450,000. Median resale price of houses in the neighbourhood, 2023-2025; +23% against 2017-2019.
How does Horley West compare with the rest of Reigate and Banstead?
Typical house price: joint 3rd lowest of 18 neighbourhoods in Reigate and Banstead. Typical flat price: 8th lowest of 18 neighbourhoods in Reigate and Banstead. Average household income: 7th lowest of 18 neighbourhoods in Reigate and Banstead.
Is Horley West an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Horley West gentrifying?
Few signs. Weighted balance +0.04; 4 of 20 signals up, 1 down, against the borough.
What is the nearest station to Horley West?
Horley. Railway station, about a 23-minute walk from the neighbourhood's centre (1.8 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 West?
Nearest state primary school. Meath Green Junior School. 200 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Oct 2024). Nearest state secondary school. Oakwood School. 1.8 km 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 West?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Reigate and Banstead
- Horley Central
- Horley East
- Salfords & Woodhatch
- Earlswood & Whitebushes
- Reigate South Park
- Reigate Central & Redhill Common
- Redhill East
- 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.