Model valuation£417,0008 Busby Close
Local market context
42 High Street, Halling, Rochester, ME2 1BX
Extendable3 sales on record1 planning record
Estimated value
£460,000
- Since the 2022 sale (£385,000)+19%
- Against ME2 1BX's recent median (£232,500)+98%
Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
5
Bathrooms
2
Floor area
185 m²
1991 sq ft
Energy rating
C
Score 78
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
£460,000
- Against its 2022 sale (£385,000)+19%
- Against ME2 1BX's recent median (£232,500)+98%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 42 High Street is modelled from its 185 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in ME2 1BX. 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
185 m² from the EPC lodged in November 2022
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in ME2 1BX
5 sales, median £232,500 (2018–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2022 | 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.
Latest sale on 42 High Street was the highest on Land Registry record across the postcode.
Sales timeline
13 April 2022Most recent
£385,000
+60.4%over 8 years14 May 2013
£240,000
+37.1%over 8 years5 November 2004
£175,000
Median price across the last 5 sales in ME2 1BX: £232,500 (2018–2013).
Nearby sales in ME2 1BX
36 High Street, Halling, Rochester, ME2 1BX
Sold Nov 2018
£315,00030 High Street, Halling, Rochester, ME2 1BX
Sold Jul 2015
£232,50034 High Street, Halling, Rochester, ME2 1BX
Sold Dec 2014
£325,00040 High Street, Halling, Rochester, ME2 1BX
Sold Apr 2003
£133,00032 High Street, Halling, Rochester, ME2 1BX
Sold Nov 2002
£148,500
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 42 High Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
42 High Street is a five-bedroom semi-detached house in Halling, Rochester, Rochester (ME2 1BX). It has a recorded floor area of 185 m² (around 1991 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2022) shows a C (score 78), near the top of the C band. When first surveyed in May 2011 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Very Poor to Very Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Good to Poor. The recommended improvements would push it to B (score 84). Main heating runs on electricity. Our model identifies extension potential, subject to local planning policy.
At 185 m² the property is well over the postcode median (97 m² across 5 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. One planning record on file: a loft conversion approved in 2021. Past consents include a loft conversion, meaningful when judging how the property has evolved. Across 2004–2022, sale prices on this property compounded at 4.6% per year. Today's modelled estimate of £460,000 is 19.5% above the 2022 sale price. Sold April 2022 for £385,000. 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
- Bedrooms5
- Bathrooms2
Outside
- GarageYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 42 High Street
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.
42 High Street ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 3)
Nov 2022
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 28 November 2032
Property Improvements
Changes detected from historical EPC data
Feb 2022from May 2011
EPC improved fromE41toF37
Low Energy Lighting
16%100%
More low energy lighting installed
Nov 2022from Feb 2022
EPC improved fromF37toC78
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
Prog + TRVsProg + Stat
Heating controls upgraded for better temperature management
Hot Water
GoodPoor
Hot water efficiency decreased
Walls
Very PoorGood
Wall insulation improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Renewable Energy
NoneSolar PV
Solar PV panels (25 kWp) installed
Planning history
Applications and permits filed against 42 High Street, Halling, Rochester, ME2 1BX, sourced from the PlanIt planning register.
1 application on record at 42 High Street, Halling, Rochester, ME2 1BX
1decisions1extensions9documents
Flagged:Retrospective
- Dec 2021Loft ConversionAmendmentOutcome in report
Application for a Lawful Development Certificate (existing) for the installation of a roof light to front to facilitate a loft conversion
Retrospective- Documents
- 9 docs on file
- Reference
- MC/21/3479
Unlock 42 High Street, Halling, Rochester, ME2 1BX'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
£14.99one-off · instant
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Versus other High Street homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 42 High Street runs well behind the street norm.
Price per m²
£2,081
Street avg £2,734
Floor Area
185 m²
Street avg 102 m²
Habitable Rooms
7 rooms
Street avg 4 rooms
CO₂ Emissions
2.7 t/year
Street avg 5.2 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
0.0 km
Railway Station — bus stop.
Closest school
0.9 km
Halling Primary School. 7 schools nearby.
Nearest schools
- Halling Primary SchoolPrimary915m
- Wouldham, All Saints Church of England Voluntary Controlled Primary SchoolPrimary1.4km
- Valley Invicta Primary School at Holborough LakesPrimary1.9km
- Snodland CofE Primary SchoolPrimary2.4km
Nearest stops
- Railway StationBus stop31m
- Halling Rail StationRailway station96m
- Marsh RoadBus stop123m
- Halling Rail StationRailway station127m
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 1BX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.6dB
Night-time· 23:00 – 07:00
41.1dB
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
Victorian-eraSemi-Detached HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, 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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£485k
1 Charles Drive, Cuxton
ME2 1DP
4 bed2 bath
£414k
1 Conveyor Drive, Halling
ME2 1FJ
4 bed1 bath
£514k
1 Aspdin Close, Halling
ME2 1GD
4 bed2 bath
£517k
1 Factory Cottages, Sundridge Hill, Cuxton
ME2 1LE
4 bed1 bath
£575k
1 Bush Road, Cuxton
ME2 1LJ
4 bed
£360k
1 Ashby Close, Halling
ME2 1DF
4 bed
£605k
1 Carroll Close, Halling
ME2 1PA
4 bed2 bath
£609k
1 Demelza Close, Cuxton
ME2 1ED
4 bed2 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 42 High Street is modelled from its 185 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in ME2 1BX. 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 42 High Street. 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 42 High Street was lodged in November 2022 at band C and is valid until November 2032. 3 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 42 High Street. 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 7 schools and 30 stops listed are measured in a straight line from ME2 1BX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 42 High Street 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 42 High Street, Halling, Rochester, ME2 1BX. Each answer is also embedded as structured data for search engines.
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