Model valuation£417,0008 Busby Close
Local market context
33 Rochester Road, Cuxton, Rochester, ME2 1AD
4 sales on record1 planning record
Estimated value
£538,000
- Since the 2021 sale (£499,000)+8%
- Against ME2 1AD's recent median (£445,000)+21%
Newest record on this page: October 2023. 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
115 m²
1238 sq ft
Energy rating
C
Score 71
Council tax
Band D
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
£538,000
- Against its 2021 sale (£499,000)+8%
- Against ME2 1AD's recent median (£445,000)+21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 Rochester Road is modelled from its 115 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in ME2 1AD. 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
115 m² from the EPC lodged in January 2021
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in ME2 1AD
5 sales, median £445,000 (2023–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Price for 33 Rochester Road has grown more than fourfold since the 1999 starting point.
Sales timeline
14 June 2021Most recent
£499,000
+49.0%over 4 years29 August 2016
£335,000
+40.8%over 2 years31 July 2014
£238,000
+126.7%over 15 years15 July 1999
£105,000
Median price across the last 5 sales in ME2 1AD: £445,000 (2023–2017).
Nearby sales in ME2 1AD
41 Rochester Road, Cuxton, Rochester, ME2 1AD
Sold Oct 2023
£465,0007 Rochester Road, Cuxton, Rochester, ME2 1AD
Sold Mar 2019
£445,00031 Rochester Road, Cuxton, Rochester, ME2 1AD
Sold Sept 2018
£612,50035 Rochester Road, Cuxton, Rochester, ME2 1AD
Sold Apr 2017
£330,00017 Rochester Road, Cuxton, Rochester, ME2 1AD
Sold Apr 2017
£325,000
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 33 Rochester Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 Rochester Road is a two-bedroom detached house in Cuxton, Rochester, Rochester (ME2 1AD). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (January 2021) shows a C (score 71). When first surveyed in December 2013 the rating was F, the property has climbed 3 bands since. Between certificates, roof efficiency went from Very Poor to Very Good, window efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would push it to B (score 85).
Most recent transfer: June 2021 at £499,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One planning record on file: an extension approved in 2017. Past consents include an extension, meaningful when judging how the property has evolved. Across 1999–2021, sale prices on this property compounded at 7.4% per year. On a £-per-square-foot basis, the last sale (£403/sq ft) was about 53.8% above the typical sold price in the postcode.
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
- Open-plan layoutYes
Outside
- Private gardenRear
- ParkingOff street
Building
- RefurbishedYes
Before you decide
Everything you need to know about 33 Rochester Road
The true value, the hidden risks and the full sale history, in one report.
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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.
Current Certificate(1 of 2)
Jan 2021
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 January 2031
Property Improvements
Changes detected from historical EPC data
Jan 2021from Dec 2013
EPC improved fromF31toC71
Windows
AverageGood
Window efficiency improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
67%100%
More low energy lighting installed
Planning history
Applications and permits filed against 33 Rochester Road, Cuxton, Rochester, ME2 1AD, sourced from the PlanIt planning register.
33 Rochester Road has an approved side and rear extension on the planning record.
1 application on record at 33 Rochester Road, Cuxton, Rochester, ME2 1AD
1decisions1extensions9documents
- Sept 2017ExtensionFullOutcome in report
Extension: Side and rear of property
Construction of a side/rear extension
- Documents
- 9 docs on file
- Reference
- MC/17/2418
Unlock 33 Rochester Road, Cuxton, Rochester, ME2 1AD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Rochester Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 33 Rochester Road stands well clear of the street.
Price per m²
£4,339
Street avg £2,553
Floor Area
115 m²
Street avg 125 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 t/year
Street avg 3.2 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Rochester district page.
Rail-style transport is unusually close for this postcode.
Crime
240/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
St Michael's Church — bus stop.
Closest school
0.4 km
Cuxton Community Infant School. 11 schools nearby.
Nearest schools
- Cuxton Community Infant SchoolPrimary354m
- Cuxton Community Junior SchoolPrimary397m
- The Pilgrim School (A Church of England Primary With Nursery)Primary1.7km
- Cedar Children's AcademyPrimary2.4km
Nearest stops
- St Michael's ChurchBus stop112m
- The White HartBus stop204m
- Scout HutBus stop209m
- The White HartBus stop279m
Most reported crime locally
- Violence & Sexual Offences1,446 reports38%
- Anti-social Behaviour688 reports18%
- Shoplifting341 reports9%
- Criminal Damage & Arson305 reports8%
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 ME2 1AD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
43.8dB
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 CExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property has been extended more than once and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · 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 Dalison Court, Halling
ME2 1BB
2 bed1 bath
£315k
1 Black Boy Cottages, Pilgrims Way, Upper Halling
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2 bed1 bath
£273k
1 Clay House, Clay Place, Halling
ME2 1FN
2 bed2 bath
£254k
1 Chenette House, Germander Avenue, Halling
ME2 1FS
2 bed2 bath
£426k
1 Chapel Houses, Chapel Lane, Upper Halling
ME2 1JT
3 bed1 bath
£381k
1 Britannia Close, Halling
ME2 1DG
3 bed
£350k
1 Essex Road, Halling
ME2 1AU
3 bed1 bath
£339k
1 Chillington Close, Upper Halling
ME2 1JX
3 bed1 bath
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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 33 Rochester Road is modelled from its 115 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in ME2 1AD. 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. 4 sales are recorded for 33 Rochester 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 33 Rochester Road was lodged in January 2021 at band C and is valid until January 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 33 Rochester 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 16 months, which places each incident at an approximate point. The 11 schools and 30 stops listed are measured in a straight line from ME2 1AD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 33 Rochester Road is in council tax band D. 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 33 Rochester Road, Cuxton, Rochester, ME2 1AD. Each answer is also embedded as structured data for search engines.
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- Every home in ME2 1ADSold prices, values and energy ratings for the postcode
- ME 2 property marketPrices, postcodes, schools and transport across the district
- 33 Rochester Road, Cuxton, Rochester valuationHow the estimate is built and what moves it
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