Horley costs about £430,000, and you get Surrey with the ambition turned down. Detached houses start with a six. Flats sit a little over two hundred. Prices have barely moved in a year. Nobody here is getting rich off their house, and nobody is getting a bargain either.
The Land Registry recorded 304 sales in the year to May 2026, with a typical price of around £430,000. That headline blends four quite different purchases. Detached houses went for about £600,000 across 74 sales, semis for £455,000 across 95, terraces for £375,000 across 60, and flats for £214,000 across 75. The semi is the town's default setting and outsold everything else. The gap between a flat and a terrace is where most first-time buyers will do their sums, and the gap between a terrace and a detached house is where most marriages will have their arguments.
The official house price index for the area put the average at about £483,000 as of May 2026, up 1.7% on a year earlier. That is a small rise, the property equivalent of a pay review that covers the biscuits. Flats went the other way, down 0.5% over the same year, which is close enough to flat that the pun writes itself. Anyone hoping to buy in and ride a surge should know that nothing in these figures describes a surge.
Council tax clusters in band D, and only 10% of homes sit in bands A or B, so the cheap-band flat is a rarity rather than a strategy. A band D bill in the borough runs to about £2,570 a year, which is the number to hold against your current one before the estate agent mentions the lovely garden.
Renting is priced at the borough level. The typical private rent across the Reigate and Banstead area was about £1,630 a month as of April 2026, up 2.9% on a year earlier. By size, that averaged around £1,140 for a one-bed, £1,480 for a two-bed, £1,810 for a three-bed and £2,550 for four bedrooms or more. These are averages from the Office for National Statistics' rent index, not the asking prices on listing sites, and they describe the whole borough rather than Horley's own streets. No reliable figure exists for studios or single rooms, so any quote you see for one is somebody's guess.
Local household income averaged roughly £64,000 before tax in the financial year to March 2023, on the Office for National Statistics' modelled estimate. Set against a £430,000 typical sale, that is a stretch for a single earner and workable for two, provided the two of them are aiming at a semi or a terrace and not the detached house they keep sending each other links to. The income figure is a few years old; prices are not.
Price per square metre gives a cleaner read than the headline. Across the sales that can be matched to an energy certificate's floor area, 79% of them, the median came to about £4,940 per square metre, behind a typical floor area of 91 square metres. That is family-house territory in size, not a shoebox market dressed up by a few big sales.
The bedroom mix at the 2021 census backs that up. Three-bedroom homes make up about 38% of households, two-bedrooms 27%, four or more 25%, and one-bedroom homes only 10%. The town is built for households of three and four. Single buyers are shopping in the smallest aisle.
On price, Horley is middling. You pay a proper Surrey figure for a town that rarely puts on airs, and the reward is space and a steady market rather than a windfall.