85 Kentish Road, Belvedere, DA17 5BS
About 85 Kentish Road
85 Kentish Road is a two-bedroom mid-terrace house in Belvedere (DA17 5BS). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (July 2021) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in February 2010 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Poor to Average and lighting went from Poor to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 80).
At 59 m² it sits well below the postcode median (95 m² across 15 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £356,000 is 11.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£504/sq ft) was about 120.2% above the typical sold price in the postcode. Sold December 2021 for £320,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 85 Kentish Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
- CloakroomYes
Outside
- Private gardenYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Windows upgraded, improving insulation
Wall insulation improved
More low energy lighting installed
Planning history
85 Kentish Road has no planning applications on record.
Notable planning nearby
6applications of note in the surrounding area
We flagged 2 things worth checking at 85 Kentish Road
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£356,000
Modelled from EPC, postcode comparables.
£320,000
Recorded with HM Land Registry.
Sales timeline
2 December 2021Most recent
£320,000
Median price across the last 5 sales in DA17 5BS: £418,000 (2025–2021).
Nearby sales in DA17 5BS
Everything we know about 85 Kentish Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Kentish Road homes
On price per m², 85 Kentish Road stands well clear of the street.
Price per m²
£5,424
Street avg £2,615
Floor Area
59 m²
Street avg 97 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
2.9 t/year
Street avg 3.9 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
4/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Kentish Road — bus stop.
Closest school
0.4 km
St Augustine of Canterbury CofE Primary School. 35 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
54.2dB
Night-time· 23:00 – 07:00
43.9dB