Model valuation£417,0008 Busby Close
Local market context
22 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
Notable views3 sales on record2 planning records
Estimated value
£489,000
- Since the 2021 sale (£455,000)+7%
- Against ME2 1JJ's recent median (£275,000)+78%
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
5
Bathrooms
2
Floor area
157 m²
1690 sq ft
Energy rating
C
Score 69
Council tax
Band A
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
£489,000
- Against its 2021 sale (£455,000)+7%
- Against ME2 1JJ's recent median (£275,000)+78%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Meadow Crescent is modelled from its 157 m² EPC floor area, its 3 recorded sales 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
157 m² from the EPC lodged in November 2020
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in ME2 1JJ
5 sales, median £275,000 (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 of 2 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.
22 Meadow Crescent has more than quadrupled in price since its earliest registered sale in 2001.
Sales timeline
4 March 2021Most recent
£455,000
+82.0%over 9 years21 July 2011
£249,995
+163.2%over 9 years9 August 2001
£95,000
Median price across the last 5 sales in ME2 1JJ: £275,000 (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
£275,00019 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
Sold Feb 2021
£230,000
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 Meadow Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Meadow Crescent is a five-bedroom semi-detached house in Upper Halling, Rochester, Rochester (ME2 1JJ). It has a recorded floor area of 157 m² (around 1690 sq ft), construction records dating it to 1950-1966 and council tax band A. The latest certificate (November 2020) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since July 2009. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Average to Good and lighting went from Average to Very Good; while wall efficiency dropped from Good to Poor. Other recorded features include notable views. The home occupies a corner plot.
At 157 m² the property is well over the postcode median (86 m² across 34 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, partial demolition and a conservatory, meaningful when judging how the property has evolved. Across 2001–2021, sale prices on this property compounded at 8.3% per year. On a £-per-square-foot basis, the last sale (£269/sq ft) was about 46.5% above the typical sold price in the postcode. Last sale on file: £455,000 in March 2021. 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
- ParkingOff road
- Notable viewsYes
- Corner plotYes
Before you decide
Everything you need to know about 22 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.
Current Certificate(1 of 2)
Nov 2020
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 November 2030
Property Improvements
Changes detected from historical EPC data
Nov 2020from Jul 2009
Hot Water
AverageGood
Hot water efficiency improved
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
28%92%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
2 applications on record at 22 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ
2decisions2extensions14documents
Flagged:Demolition
- Aug 2006ConservatoryFullOutcome in report
Extension: Side of property
Construction of conservatory to side
Extension- Documents
- 7 docs on file
- Reference
- MC/06/1308
- More recent applications — locked
- DemolitionJul 2016Decision
Unlock 22 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 (2 on record)
- All 2 applications on this property in full
- The 14 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.
On floor area, 22 Meadow Crescent stands well clear of the street.
Price per m²
£2,898
Street avg £2,658
Floor Area
157 m²
Street avg 90 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
4.5 t/year
Street avg 3.5 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 CExtended multiple times (2+ extensions)
Because the property has been extended more than once, 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
£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
£414k
1 Conveyor Drive, Halling
ME2 1FJ
4 bed1 bath
£605k
1 Carroll Close, Halling
ME2 1PA
4 bed2 bath
£609k
1 Demelza Close, Cuxton
ME2 1ED
4 bed2 bath
£360k
1 Ashby Close, Halling
ME2 1DF
4 bed
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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 22 Meadow Crescent is modelled from its 157 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 22 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 22 Meadow Crescent was lodged in November 2020 at band C 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. 2 applications are matched to 22 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
- 22 Meadow Crescent is in council tax band A. 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 Meadow Crescent, Upper Halling, Rochester, ME2 1JJ. Each answer is also embedded as structured data for search engines.
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- 22 Meadow Crescent, Upper Halling, Rochester valuationHow the estimate is built and what moves it
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