Model valuation£417,0008 Busby Close
Local market context
Hillside, Headcorn Road, Grafty Green, Maidstone, ME17 2AP
Extendable3 sales on record8 planning records
Estimated value
£447,000
- Since the 2019 sale (£400,000)+12%
- Against ME17 2AP's recent median (£543,500)-18%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
2
Bathrooms
2
Floor area
52 m²
560 sq ft
Energy rating
D
Score 62
Council tax
Band C
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
£447,000
- Against its 2019 sale (£400,000)+12%
- Against ME17 2AP's recent median (£543,500)-18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Hillside is modelled from its 52 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in ME17 2AP. 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
52 m² from the EPC lodged in November 2015
Sales of this home
3 sales recorded, the latest in 2019
Recent sales in ME17 2AP
5 sales, median £543,500 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 8 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.
Hillside has more than doubled in price since the earliest registered sale in 2008.
Sales timeline
29 November 2019Most recent
£400,000
+2.6%over 1 year19 January 2018
£390,000
+130.8%over 9 years3 August 2008
£169,000
Median price across the last 5 sales in ME17 2AP: £543,500 (2025–2022).
Nearby sales in ME17 2AP
3 Triangle Cottage, Headcorn Road, Grafty Green, Maidstone, ME17 2AP
Sold Jan 2025
£202,500Wrens Nest, Headcorn Road, Grafty Green, Maidstone, ME17 2AP
Sold May 2024
£543,500Wierton Villa, Headcorn Road, Grafty Green, Maidstone, ME17 2AP
Sold Sept 2023
£275,0001 Triangle Cottage, Headcorn Road, Grafty Green, Maidstone, ME17 2AP
Sold Jun 2023
£575,000Offens Farm, Headcorn Road, Grafty Green, Maidstone, ME17 2AP
Sold Jun 2022
£1,025,000
What this page doesn't show
1 potential issue has already been flagged for Hillside, Headcorn Road, Grafty Green, Maidstone, ME17 2AP. 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
About Hillside
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Hillside is a two-bedroom detached house in Grafty Green, Maidstone, Maidstone (ME17 2AP). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (November 2015) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 90), a 2-band jump. Main heating runs on electricity. The latest certificate is from November 2015, so improvements made since then won't be reflected. Other recorded features include attached land beyond the plot. Our model identifies extension potential, subject to local planning policy.
At 52 m² it sits well below the postcode median (124 m² across 14 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). 8 planning records sit against the property, 6 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2008–2019, sale prices on this property compounded at 7.9% per year. Today's modelled estimate of £447,000 is 11.7% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£715/sq ft) was about 213.6% above the typical sold price in the postcode. Sold November 2019 for £400,000.
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
- Bathrooms2
Outside
- Private gardenYes
- LandYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about Hillside
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Nov 2025
Current Certificate
Nov 2015EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 20 November 2025
Planning history
Applications and permits filed against Hillside, Headcorn Road, Grafty Green, Maidstone, ME17 2AP, sourced from the PlanIt planning register.
A recent planning application at Hillside was refused — worth checking the council file.
8 applications on record at Hillside, Headcorn Road, Grafty Green, Maidstone, ME17 2AP
8decisions2extensions187documents3nearby
- Apr 2019New BuildFullOutcome in report
Replacement 3 bedroom dwelling and detached single garage.
- Documents
- 23 docs on file
- Reference
- 19/500710/FULL
- More recent applications — locked
- ConditionsOct 2023Decision
- ConditionsAug 2023Decision
+ 5 more applications in the report
Unlock Hillside, Headcorn Road, Grafty Green, Maidstone, ME17 2AP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (8 on record)
- All 8 applications on this property in full, plus 3 notable nearby
- The 187 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Headcorn Road homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Hillside outperforms the street on price per m² by a wide margin.
Price per m²
£7,692
Street avg £3,454
Floor Area
52 m²
Street avg 145 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
4.2 t/year
Street avg 8.2 t/year
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.
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
0.1 km
Kings Head — bus stop.
Closest school
1.9 km
Platts Heath Primary School. 2 schools nearby.
Nearest schools
- Platts Heath Primary SchoolPrimary1.9km
- Ulcombe Church of England Primary SchoolPrimary2.4km
Nearest stops
- Kings HeadBus stop146m
- Who'd A Thought ItBus stop625m
- Eastwood RoadBus stop760m
- Pye CornerBus stop1.9km
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.
Road noise across the postcode
Modelled day and night-time noise levels around ME17 2AP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.3dB
Night-time· 23:00 – 07:00
36.0dB
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
Mid 20th centuryDetached BungalowEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar 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 Chapel Place Cottages, Lenham Heath Road, Lenham Heath
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4 bed2 bath
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1 2 Warren Cottages, Headcorn Road, Sandway
ME17 2PD
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Start your researchHow to read this page
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 Hillside is modelled from its 52 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in ME17 2AP. 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 Hillside. 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 Hillside was lodged in November 2015 at band D and expired in November 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 8 applications are matched to Hillside. 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 2AP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Hillside is in council tax band C. 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 Hillside, Headcorn Road, Grafty Green, Maidstone, ME17 2AP. Each answer is also embedded as structured data for search engines.
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- Every home in ME17 2APSold prices, values and energy ratings for the postcode
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- Hillside, Headcorn Road, Grafty Green, Maidstone valuationHow the estimate is built and what moves it
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