Model valuation£417,0008 Busby Close
Local market context
85 Blendon Road, Bexley, DA5 1BP
Extendable3 sales on record3 planning records
Estimated value
£583,000
- Since the 2022 sale (£592,500)-2%
- Against DA5 1BP's recent median (£422,000)+38%
Newest record on this page: September 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
92 m²
990 sq ft
Energy rating
E
Score 43
Council tax
Band E
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£583,000
- Against its 2022 sale (£592,500)-2%
- Against DA5 1BP's recent median (£422,000)+38%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85 Blendon Road is modelled from its 92 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in DA5 1BP. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
92 m² from the EPC lodged in January 2014
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in DA5 1BP
5 sales, median £422,000 (2017–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Latest sale on 85 Blendon Road was the highest on Land Registry record across the postcode.
Sales timeline
29 September 2022Most recent
£592,500
+85.2%over 8 years5 December 2013
£320,000
+39.1%over 9 years20 February 2004
£230,000
Median price across the last 5 sales in DA5 1BP: £422,000 (2017–2007).
What this page doesn't show
1 potential issue has already been flagged for 85 Blendon Road, Bexley, DA5 1BP. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 85 Blendon Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85 Blendon Road is a two-bedroom detached house in Bexley (DA5 1BP). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (January 2014) shows an E (score 43), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since February 2009. Between certificates, wall efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 75), a 2-band jump. The latest certificate is from January 2014, so improvements made since then won't be reflected. Other recorded features include a conservatory. Our model identifies extension potential, subject to local planning policy.
At 92 m² it sits well below the postcode median (135 m² across 7 EPCs), making it one of the more compact homes locally. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2004–2022, sale prices on this property compounded at 5.2% per year. On a £-per-square-foot basis, the last sale (£598/sq ft) was about 309.6% above the typical sold price in the postcode. Most recent transfer: September 2022 at £592,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenRear
- GarageYes
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 85 Blendon Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
85 Blendon Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Jan 2024
Current Certificate(1 of 2)
Jan 2014
EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 16 January 2024
Property Improvements
Changes detected from historical EPC data
Jan 2014from Feb 2009
Roof Insulation
PartialInsulated
Roof insulation improved
Planning history
Applications and permits filed against 85 Blendon Road, Bexley, DA5 1BP, sourced from the PlanIt planning register.
85 Blendon Road has 2 separate extension applications on the council record.
3 applications on record at 85 Blendon Road, Bexley, DA5 1BP
3decisions3extensions14documents7nearby
- Apr 2006ExtensionFullOutcome in report
Extension: Front of property
Part 1/Part 2 storey front extension.
- Documents
- 7 docs on file
- Reference
- 06/00460/FUL
- More recent applications — locked
- ExtensionJun 2014Decision
- ExtensionMar 2014Decision
Unlock 85 Blendon Road, Bexley, DA5 1BP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 7 notable nearby
- The 14 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Blendon Road homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
85 Blendon Road outperforms the street on price per m² by a wide margin.
Price per m²
£6,440
Street avg £2,775
Floor Area
92 m²
Street avg 134 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
6.2 t/year
Street avg 5.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Bexley district page.
Crime
84/mo
Falling year-on-year across the wider district.
Nearest stop
0.0 km
Beechway — bus stop.
Closest school
0.7 km
Upton Primary School. 39 schools nearby.
Nearest schools
- Upton Primary SchoolPrimary747m
- Hurst Primary SchoolPrimary754m
- Blackfen School for GirlsSecondary862m
- Sherwood Park Primary SchoolPrimary889m
Nearest stops
- BeechwayBus stop32m
- Brasted CloseBus stop307m
- Woodside LaneBus stop329m
- Brasted CloseBus stop362m
Most reported crime locally
- Violence & Sexual Offences286 reports28%
- Anti-social Behaviour192 reports19%
- Vehicle Crime133 reports13%
- Criminal Damage & Arson98 reports10%
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 DA5 1BP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.8dB
Night-time· 23:00 – 07:00
48.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Early 20th centuryDetached HouseEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 85 Blendon Road is modelled from its 92 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in DA5 1BP. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 3 sales are recorded for 85 Blendon Road. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 85 Blendon Road was lodged in January 2014 at band E and expired in January 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 85 Blendon Road. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 12 months, which places each incident at an approximate point. The 39 schools and 30 stops listed are measured in a straight line from DA5 1BP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85 Blendon Road is in council tax band E. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 85 Blendon Road, Bexley, DA5 1BP. Each answer is also embedded as structured data for search engines.
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