Model valuation£417,0008 Busby Close
Local market context
Nutkin Cottage, Harrow Road, Neacroft, Christchurch, BH23 8JW
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
116 m²
1249 sq ft
Energy rating
C
Score 69
Council tax
Band D
Tenure
Owner Occupied
About Nutkin Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Nutkin Cottage is a semi-detached house in Neacroft, Christchurch, Christchurch (BH23 8JW). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (February 2019) shows a C (score 69), just inside the C band. When first surveyed in July 2010 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and hot-water efficiency went from Poor to Good. The recommended improvements would push it to B (score 82).
At 116 m² it sits well below the postcode median (177 m² across 9 EPCs), making it one of the more compact homes locally. Across 2010–2023, sale prices on this property compounded at 4.2% per year. On a £-per-square-foot basis, the last sale (£461/sq ft) was about 49.5% above the typical sold price in the postcode. Most recent transfer: November 2023 at £575,000.
Before you decide
Everything you need to know about Nutkin Cottage
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Feb 2019
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 18 February 2029
Property Improvements
Changes detected from historical EPC data
Feb 2019from Jul 2010
EPC improved fromE41toC69
Heating Controls
Full ControlFull
Heating controls changed
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
25%75%
More low energy lighting installed
Ventilation
ExtractNatural
Ventilation system changed
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Planning history
Applications and permits filed against Nutkin Cottage, Harrow Road, Neacroft, Christchurch, BH23 8JW, sourced from the PlanIt planning register.
Nutkin Cottage has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Nutkin Cottage valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£632,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.2% per year over 13 years.
Last sold (2023)
£575,000
Growth on file: 4.2% per year over 13 years.
Sales timeline
24 November 2023Most recent
£575,000
+71.6%over 13 years14 September 2010
£335,000
Median price across the last 5 sales in BH23 8JW: £725,000 (2024–2016).
Nearby sales in BH23 8JW
Pilgrims Cottage, Harrow Road, Neacroft, Christchurch, BH23 8JW
Sold Dec 2024
£820,000The Ponderosa, Harrow Road, Neacroft, Christchurch, BH23 8JW
Sold Dec 2023
£725,000Sunnycroft, Harrow Road, Neacroft, Christchurch, BH23 8JW
Sold Jun 2018
£1,325,000Trelawne, Harrow Road, Neacroft, Christchurch, BH23 8JW
Sold Dec 2017
£475,000Croft Cottage, Harrow Road, Neacroft, Christchurch, BH23 8JW
Sold Jul 2016
£645,000
Versus other Harrow Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, Nutkin Cottage runs well behind the street norm.
Price per m²
£4,957
Street avg £4,197
Floor Area
116 m²
Street avg 166 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
3.4 t/year
Street avg 4.9 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Blackbird Way, Bransgore
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3 bed2 bath
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1 Brunswick House, Hill Lane, Bransgore
BH23 8BL
3 bed2 bath
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1 Brookside Close, Bransgore
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1 Foxgloves, Bransgore
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The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Christchurch district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
205/mo
Falling year-on-year across the wider district.
Nearest stop
0.6 km
Carpenters Arms — bus stop.
Closest school
0.7 km
Bransgore Church of England Primary School. 3 schools nearby.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around BH23 8JW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.7dB
Night-time· 23:00 – 07:00
35.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Nutkin Cottage, Harrow Road, Neacroft, Christchurch, BH23 8JW. Each answer is also embedded as structured data for search engines.