Model valuation£417,0008 Busby Close
Local market context
22 Nine Acres Road, Cuxton, Rochester, ME2 1EL
4 sales on record1 planning record
Estimated value
£447,000
- Since the 2020 sale (£395,000)+13%
- Against ME2 1EL's recent median (£337,000)+33%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
3
Floor area
130 m²
1399 sq ft
Energy rating
D
Score 62
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
£447,000
- Against its 2020 sale (£395,000)+13%
- Against ME2 1EL's recent median (£337,000)+33%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Nine Acres Road is modelled from its 130 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in ME2 1EL. 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
130 m² from the EPC lodged in November 2020
Sales of this home
4 sales recorded, the latest in 2020
Recent sales in ME2 1EL
5 sales, median £337,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | 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 22 Nine Acres Road was the highest on Land Registry record across the postcode.
Sales timeline
18 December 2020Most recent
£395,000
+27.4%over 4 years8 August 2016
£310,000
+31.9%over 9 years24 November 2006
£235,000
+351.9%over 11 years18 May 1995
£52,000
Median price across the last 5 sales in ME2 1EL: £337,000 (2025–2019).
Nearby sales in ME2 1EL
29 Nine Acres Road, Cuxton, Rochester, ME2 1EL
Sold Mar 2025
£280,00012 Nine Acres Road, Cuxton, Rochester, ME2 1EL
Sold Sept 2021
£384,00020 Nine Acres Road, Cuxton, Rochester, ME2 1EL
Sold Jan 2021
£337,50036 Nine Acres Road, Cuxton, Rochester, ME2 1EL
Sold Nov 2020
£337,00019 Nine Acres Road, Cuxton, Rochester, ME2 1EL
Sold Jan 2018
£270,000
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 22 Nine Acres Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Nine Acres Road is a four-bedroom semi-detached house in Cuxton, Rochester, Rochester (ME2 1EL). It has a recorded floor area of 130 m² (around 1399 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (November 2020) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in November 2009 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and lighting went from Very Poor to Very Good; while roof efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 82), a 2-band jump. Other recorded features include a conservatory.
One planning record on file: a loft conversion approved in 2002. Past consents include a loft conversion, meaningful when judging how the property has evolved. At 130 m² it's 25% larger than the typical home in the postcode (104 m² median across 17 EPCs). Across 1995–2020, sale prices on this property compounded at 8.2% per year. Today's modelled estimate of £447,000 is 13.2% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£282/sq ft) was about 48.5% above the typical sold price in the postcode. Sold December 2020 for £395,000.
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
- Bedrooms4
- Bathrooms3
- Dining roomYes
- ConservatoryYes
Outside
- Private gardenYes
- GarageYes
Building
- Heating systemGas
Before you decide
Everything you need to know about 22 Nine Acres 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2020
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 November 2030
Property Improvements
Changes detected from historical EPC data
Nov 2020from Nov 2009
EPC improved fromE51toD62
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
0%86%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Nine Acres Road, Cuxton, Rochester, ME2 1EL, sourced from the PlanIt planning register.
1 application on record at 22 Nine Acres Road, Cuxton, Rochester, ME2 1EL
1decisions1extensions1documents
- Jul 2002Loft ConversionOutlineOutcome in report
Lawful Development Certificate (proposed) for the construction of a loft conversion with dormer window to rear.
- Documents
- 1 doc on file
- Reference
- MC/02/1395
Unlock 22 Nine Acres Road, Cuxton, Rochester, ME2 1EL's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 1 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Nine Acres Road homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Nine Acres Road outperforms the street on floor area by a wide margin.
Price per m²
£3,038
Street avg £2,633
Floor Area
130 m²
Street avg 103 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.3 t/year
Street avg 4.9 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
Nine Acres Road — bus stop.
Closest school
0.4 km
Cuxton Community Junior School. 8 schools nearby.
Nearest schools
- Cuxton Community Junior SchoolPrimary407m
- Cuxton Community Infant SchoolPrimary412m
- Bligh Primary School (Juniors)Primary2.1km
- Bligh Primary School (Infants)Primary2.1km
Nearest stops
- Nine Acres RoadBus stop82m
- Charles DriveBus stop132m
- Junior SchoolBus stop286m
- Whiteleaves RiseBus stop289m
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 1EL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.5dB
Night-time· 23:00 – 07:00
38.5dB
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 2 HomeBuyer Report
Late 20th centurySemi-Detached HouseEPC D
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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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4 bed2 bath
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£517k
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4 bed1 bath
£360k
1 Ashby Close, Halling
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4 bed
£575k
1 Bush Road, Cuxton
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4 bed
£605k
1 Carroll Close, Halling
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4 bed2 bath
£609k
1 Demelza Close, Cuxton
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4 bed2 bath
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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 22 Nine Acres Road is modelled from its 130 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in ME2 1EL. 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 22 Nine Acres 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 22 Nine Acres Road was lodged in November 2020 at band D and is valid until November 2030. 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 22 Nine Acres 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 8 schools and 30 stops listed are measured in a straight line from ME2 1EL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Nine Acres 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 22 Nine Acres Road, Cuxton, Rochester, ME2 1EL. Each answer is also embedded as structured data for search engines.
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- 22 Nine Acres Road, Cuxton, Rochester valuationHow the estimate is built and what moves it
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