Model valuation£417,0008 Busby Close
Local market context
2 Black Boy Cottages, Pilgrims Way, Upper Halling, Rochester, ME2 1JR
Estimated value
£390,000
- Against ME2 1JR's recent median (£313,750)+24%
Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
104 m²
1119 sq ft
Energy rating
D
Score 60
Council tax
Band C
Tenure
Private Rental
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
£390,000
- Against ME2 1JR's recent median (£313,750)+24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Black Boy Cottages is modelled from its 104 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in ME2 1JR. 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
104 m² from the EPC lodged in September 2024
Sales of this home
No sale recorded since 1995
Recent sales in ME2 1JR
2 sales, median £313,750 (2016–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2016 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
2 Black Boy Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 2 sales in ME2 1JR: £313,750 (2016–2014).
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 2 Black Boy Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Black Boy Cottages is a semi-detached house in Upper Halling, Rochester, Rochester (ME2 1JR). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (September 2024) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would lift it to A (score 96), a 3-band jump.
Before you decide
Everything you need to know about 2 Black Boy Cottages
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
Sept 2024EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.7 t/year
Occupancy
Rented
Certificate validity
Valid until 3 September 2034
Planning history
Applications and permits filed against 2 Black Boy Cottages, Pilgrims Way, Upper Halling, Rochester, ME2 1JR, sourced from the PlanIt planning register.
2 Black Boy Cottages has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
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
0.1 km
Browndens Road — bus stop.
Closest school
1.6 km
Halling Primary School. 6 schools nearby.
Nearest schools
- Halling Primary SchoolPrimary1.6km
- Valley Invicta Primary School at Holborough LakesPrimary2.0km
- Snodland CofE Primary SchoolPrimary2.1km
- Wouldham, All Saints Church of England Voluntary Controlled Primary SchoolPrimary2.4km
Nearest stops
- Browndens RoadBus stop142m
- Pilgrims RoadBus stop579m
- Vicarage RoadBus stop983m
- Fire StationBus stop1.2km
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 1JR 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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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 Brooks Place, Halling
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1 Chapel Houses, Chapel Lane, Upper Halling
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1 Essex Road, Halling
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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 2 Black Boy Cottages is modelled from its 104 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in ME2 1JR. 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. No sale is recorded for 2 Black Boy Cottages, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 2 Black Boy Cottages was lodged in September 2024 at band D and is valid until September 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Black Boy Cottages. 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 1JR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Black Boy Cottages 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 2 Black Boy Cottages, Pilgrims Way, Upper Halling, Rochester, ME2 1JR. Each answer is also embedded as structured data for search engines.
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