13 Forest Ridge, Keston, BR2 6EG
About 13 Forest Ridge
13 Forest Ridge is a six-bedroom detached house in Keston (BR2 6EG). It has a recorded floor area of 1022 m² (around 11001 sq ft), construction records dating it to 1950-1966 and council tax band H. There is a swimming pool on the plot, uncommon for the area. The latest certificate (June 2025) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since April 2010. Between certificates, lighting went from Poor to Very Good; while roof efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 75).
Today's modelled estimate of £3,116,000 is 29.2% below the 2021 sale of £4,400,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. At 1022 m² the property is well over the postcode median (494 m² across 10 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 0 approved, 0 refused. The record references conservation-area consent, which constrain future alterations. Most recent transfer: March 2021 at £4,400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 13 Forest Ridge
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms6
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- ParkingOff street
- Swimming poolYes
Energy performance
13 Forest Ridge's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water efficiency decreased
Low energy lighting percentage decreased
Wall insulation improved
Roof insulation improved
More low energy lighting installed
Solar PV panels (35 kWp) installed
Planning history
Planning history at 13 Forest Ridge is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
- May 2024Tree WorksTreesIn report
T1 G3 Leyland Cypress x 4 - Fell and grind stumps.T2 G4 Leyland Cypress x 7 - Fell and grind stumps.
- Agent
- Sylvanarb
- Documents
- 2 docs on file
- Reference
- 24/00892/TREE
- Jan 2015Tree WorksTreesIn report
Front Garden: Raise canopies to 5 metres of 2 Sweet Chestnuts (T1 and T2), reduce in height by 3 metres and lateral growth by 1.5 metres of 1 Sweet Chestnut (T3), reduce in height by 3.5 metres and lateral growth by 1 metre of 1 Beech (T4), fell 1 Oak (T5), reduce in height by 3 metres and lateral growth by 1 metre of 1 Beech (T6), reduce in height by 3-4 metres of 1 Sweet Chestnut (T7), raise canopy to 5 metres of 1 Beech (T8), raise the canopy to 5 metres and crown thin by 20% of 1 Beech (T9), reduce in height by 3-4 metres of 1 Sweet Chestnut (T10) and fell 1 Oak on the boundary with No.17 (T11). Rear Garden: raise canopy to 5 metres and crown thin by 20% 1 Beech (T12).
- Agent
- Chartwell Tree Consultants
- Documents
- 4 docs on file
- Reference
- 14/04823/TREE
What's in 13 Forest Ridge, Keston, BR2 6EG's planning history?
1 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£3,116,000
Modelled from EPC, postcode comparables.
£4,400,000
Recorded with HM Land Registry.
Sales timeline
25 March 2021Most recent
£4,400,000
Median price across the last 5 sales in BR2 6EG: £2,800,000 (2024–2017).
Everything we know about 13 Forest Ridge, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Forest Ridge homes
On co₂ emissions, 13 Forest Ridge runs well behind the street norm.
Price per m²
£4,305
Street avg £6,502
Floor Area
1022 m²
Street avg 567 m²
Habitable Rooms
12 rooms
Street avg 9 rooms
CO₂ Emissions
30.0 t/year
Street avg 16.4 t/year
Similar properties nearby
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
4/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Keston Park Close — bus stop.
Closest school
0.9 km
Ravens Wood School. 16 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
48.9dB
Night-time· 23:00 – 07:00
42.6dB