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Willow Tree Cottage, Headcorn Road, Grafty Green, Maidstone, ME17 2AN

Extendable

Estimated value

£444,000

  • Since the 2024 sale (£414,000)+7%
  • Against ME17 2AN's recent median (£480,000)-7%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
108 m²
1163 sq ft
Energy rating
F
Score 34
Council tax
Band E
Tenure
Owner Occupied
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Valuation

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

£444,000

  • Against its 2024 sale (£414,000)+7%
  • Against ME17 2AN's recent median (£480,000)-7%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Willow Tree Cottage is modelled from its 108 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME17 2AN. 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

    108 m² from the EPC lodged in June 2024

  • Sales of this home

    1 sale recorded, the latest in 2024

  • Recent sales in ME17 2AN

    5 sales, median £480,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Willow Tree Cottage valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 8 August 2024Most recent

    £414,000

Median price across the last 5 sales in ME17 2AN: £480,000 (2025–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for Willow Tree Cottage, Headcorn Road, Grafty Green, Maidstone, ME17 2AN. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn 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

Overview

About Willow Tree Cottage

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Willow Tree Cottage is a two-bedroom detached house in Grafty Green, Maidstone, Maidstone (ME17 2AN). It has a recorded floor area of 108 m² (around 1163 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (June 2024) shows an F (score 34), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 58), a 2-band jump. Main heating runs on oil. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.

It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). On a £-per-square-foot basis, the last sale (£356/sq ft) was about 28.4% above the typical sold price in the postcode. Most recent transfer: August 2024 at £414,000.

Specifications

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
  • Utility roomYes

Outside

  • Private gardenRear
  • GarageYes
  • Cul-de-sacYes

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about Willow Tree Cottage

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Willow Tree Cottage's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Jun 2024

EPC Rating

A
B
C
D
E
F
F34
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
7.3 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 5 June 2034

7 years remaining
Planning

Planning history

Applications and permits filed against Willow Tree Cottage, Headcorn Road, Grafty Green, Maidstone, ME17 2AN, sourced from the PlanIt planning register.

Willow Tree Cottage has no planning applications on record.

3

But the area is active

3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Headcorn Road homes

Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.

Willow Tree Cottage is notably below the street on years held.

Price per m²

£3,833

Street avg £3,258

Above

Floor Area

108 m²

Street avg 112 m²

On par

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

7.3 t/year

Street avg 7.4 t/year

On par
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Maidstone district page.
Full Maidstone report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

144/mo

Steady year-on-year across the wider district.

Nearest stop

0.2 km

Kings Head — bus stop.

Closest school

1.6 km

Platts Heath Primary School. 2 schools nearby.

Nearest schools

  • Platts Heath Primary SchoolPrimary1.6km
  • Ulcombe Church of England Primary SchoolPrimary2.5km

Nearest stops

  • Kings HeadBus stop220m
  • Who'd A Thought ItBus stop979m
  • Eastwood RoadBus stop1.1km
  • Primary SchoolBus stop1.6km

Most reported crime locally

  • Violence & Sexual Offences676 reports34%
  • Anti-social Behaviour391 reports19%
  • Criminal Damage & Arson196 reports10%
  • Other Theft178 reports9%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around ME17 2AN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for ME17 2AN

Daytime· 07:00 – 23:00

43.1dB

Low
Night-time road noise heatmap for ME17 2AN

Night-time· 23:00 – 07:00

35.9dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centuryDetached HouseEPC FExtended multiple times (2+ extensions)No mains gas

Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,020 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£394k

1 Atwater Court, Lenham

ME17 2PW

2 bed2 bath
£440k

1 Cross View Cottages, Faversham Road, Lenham

ME17 2PU

3 bed1 bath
£461k

1 Chapel Farm Cottage, Lenham Heath Road, Lenham Heath

ME17 2BJ

3 bed
£249k

1 Coast Cottages, Sandway Road, Sandway

ME17 2NA

2 bed1 bath
£397k

1 Chapel Place Cottages, Lenham Heath Road, Lenham Heath

ME17 2BU

3 bed
£639k

1 Country Ways, Lenham

ME17 2JF

4 bed2 bath
£744k

1 2 Warren Cottages, Headcorn Road, Sandway

ME17 2PD

4 bed2 bath
£433k

1 Bearsby Hill Cottages, Liverton Hill, Sandway

ME17 2NJ

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Willow Tree Cottage is modelled from its 108 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME17 2AN. 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. 1 sale is recorded for Willow Tree Cottage. 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 Willow Tree Cottage was lodged in June 2024 at band F and is valid until June 2034. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Willow Tree Cottage. 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 14 months, which places each incident at an approximate point. The 2 schools and 9 stops listed are measured in a straight line from ME17 2AN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Willow Tree Cottage 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Willow Tree Cottage, Headcorn Road, Grafty Green, Maidstone, ME17 2AN. Each answer is also embedded as structured data for search engines.

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