Model valuation£417,0008 Busby Close
Local market context
16 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
1 planning record
Estimated value
£404,000
- Since the 2014 sale (£147,000)+175%
- Against ME2 1JJ's recent median (£305,000)+32%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
102 m²
1098 sq ft
Energy rating
D
Score 57
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
£404,000
- Against its 2014 sale (£147,000)+175%
- Against ME2 1JJ's recent median (£305,000)+32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Meadow Crescent is modelled from its 102 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME2 1JJ. 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
102 m² from the EPC lodged in June 2014
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in ME2 1JJ
5 sales, median £305,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | 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.
16 Meadow Crescent valuation sits well clear of the typical sold price in this postcode.
Sales timeline
14 January 2014Most recent
£147,000
Median price across the last 5 sales in ME2 1JJ: £305,000 (2026–2021).
Nearby sales in ME2 1JJ
29 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
Sold Feb 2026
£395,00028 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
Sold Mar 2023
£305,00021 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
Sold Feb 2023
£270,00027 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
Sold Mar 2021
£275,00022 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
Sold Mar 2021
£455,000
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 16 Meadow Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Meadow Crescent is a three-bedroom semi-detached house in Upper Halling, Rochester, Rochester (ME2 1JJ). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (June 2014) shows a D (score 57), a step below the typical UK home. When first surveyed in September 2013 the rating was G, the property has climbed 3 bands since. Between certificates, hot-water efficiency went from Very Poor to Good and main heating went from Very Poor to Good. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from June 2014, so improvements made since then won't be reflected. The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include outbuildings. Period features are noted in the property record. The home occupies a cul-de-sac position.
Today's modelled estimate of £404,000 sits 174.8% above the 2014 sale of £147,000. On a £-per-square-foot basis, the last sale (£134/sq ft) was about 27.2% below the postcode norm. One planning record on file: an extension approved in 2014. Past consents include an extension, meaningful when judging how the property has evolved. At 102 m² it's 19.3% larger than the typical home in the postcode (86 m² median across 34 EPCs). 13 years since the last transfer (January 2014).
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
- Bedrooms3
- Bathrooms2
- FireplaceYes
Outside
- OutbuildingsYes
- Cul-de-sacYes
Building
- Underfloor heatingYes
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 16 Meadow Crescent
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 Jun 2024
Current Certificate(1 of 2)
Jun 2014
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 8 June 2024
Property Improvements
Changes detected from historical EPC data
Jun 2014from Sept 2013
EPC improved fromG12toD57
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Hot Water
InstantaneousMain System
Hot water system upgraded
Planning history
Applications and permits filed against 16 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ, sourced from the PlanIt planning register.
1 application on record at 16 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
1decisions1extensions8documents
- Dec 2014ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Construction of a single storey extension with conversion of existing building to rear incorporating pitched roof over existing outbuilding
- Documents
- 8 docs on file
- Reference
- MC/14/3286
Unlock 16 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ'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 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Meadow Crescent homes
Four headline reads against 34 similar houses on this street, drawn from the latest EPC and Land Registry data.
16 Meadow Crescent is notably below the street on co₂ emissions.
Price per m²
£1,441
Street avg £2,790
Floor Area
102 m²
Street avg 91 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 t/year
Street avg 3.4 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
240/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Browndens Road — bus stop.
Closest school
1.5 km
Halling Primary School. 6 schools nearby.
Nearest schools
- Halling Primary SchoolPrimary1.5km
- Valley Invicta Primary School at Holborough LakesPrimary1.9km
- Snodland CofE Primary SchoolPrimary2.0km
- Wouldham, All Saints Church of England Voluntary Controlled Primary SchoolPrimary2.3km
Nearest stops
- Browndens RoadBus stop167m
- Pilgrims RoadBus stop540m
- Vicarage RoadBus stop863m
- Fire StationBus stop1.1km
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 1JJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.3dB
Night-time· 23:00 – 07:00
35.6dB
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 centurySemi-Detached HouseEPC DPermanent outbuildings
Because the property has permanent outbuildings, 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.
£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
£414k
1 Conveyor Drive, Halling
ME2 1FJ
4 bed1 bath
£360k
1 Ashby Close, Halling
ME2 1DF
4 bed
£485k
1 Charles Drive, Cuxton
ME2 1DP
4 bed2 bath
£333k
1 Dalison Court, Halling
ME2 1BB
2 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 16 Meadow Crescent is modelled from its 102 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME2 1JJ. 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 16 Meadow Crescent. 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 16 Meadow Crescent was lodged in June 2014 at band D and expired in June 2024, so a new one is needed to sell or let. 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 16 Meadow Crescent. 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 6 schools and 30 stops listed are measured in a straight line from ME2 1JJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Meadow Crescent 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 16 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ. Each answer is also embedded as structured data for search engines.
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