Model valuation£417,0008 Busby Close
Local market context
1 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY
Estimated value
£446,000
- Since the 2006 sale (£233,500)+91%
- Against ME2 1JY's recent median (£283,500)+57%
Newest record on this page: October 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
114 m²
1227 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
£446,000
- Against its 2006 sale (£233,500)+91%
- Against ME2 1JY's recent median (£283,500)+57%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Reservoir Cottages is modelled from its 114 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME2 1JY. 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
114 m² from the EPC lodged in August 2022
Sales of this home
1 sale recorded, the latest in 2006
Recent sales in ME2 1JY
2 sales, median £283,500 (2022–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2022 | 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.
Sales timeline
12 October 2006Most recent
£233,500
Median price across the last 2 sales in ME2 1JY: £283,500 (2022–2016).
Nearby sales in ME2 1JY
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 1 Reservoir Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Reservoir Cottages is a three-bedroom semi-detached house in Upper Halling, Rochester, Rochester (ME2 1JY). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (August 2022) shows a D (score 57), a step below the typical UK home. Earlier certificates rated it B (June 2009); the latest reading is 2 bands lower. Between certificates, wall efficiency dropped from Very Good to Very Poor and roof efficiency dropped from Good to Very Poor. The recommended improvements would push it to C (score 75).
Held since October 2006 — that's 20 years off the open market, well above the local norm. Today's modelled estimate of £446,000 sits 91% above the 2006 sale of £233,500. At 114 m² it's 29.2% smaller than the typical home in the postcode (161 m² median across 3 EPCs).
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
Before you decide
Everything you need to know about 1 Reservoir 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.
Current Certificate(1 of 2)
Aug 2022
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 August 2032
Planning history
Applications and permits filed against 1 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY, sourced from the PlanIt planning register.
1 Reservoir 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.
Versus other Barn Meadow homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 1 Reservoir Cottages runs well behind the street norm.
EPC Rating
57 (D)
Street avg 63 (D)
Floor Area
114 m²
Street avg 141 m²
CO₂ Emissions
5.5 t/year
Street avg 5.0 t/year
Habitable Rooms
6 rooms
Street avg 7 rooms
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
0.3 km
Browndens Road — bus stop.
Closest school
1.3 km
Halling Primary School. 6 schools nearby.
Nearest schools
- Halling Primary SchoolPrimary1.3km
- Valley Invicta Primary School at Holborough LakesPrimary1.7km
- Snodland CofE Primary SchoolPrimary1.9km
- Wouldham, All Saints Church of England Voluntary Controlled Primary SchoolPrimary2.1km
Nearest stops
- Browndens RoadBus stop349m
- Pilgrims RoadBus stop626m
- Vicarage RoadBus stop786m
- Fire StationBus stop972m
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 1JY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.9dB
Night-time· 23:00 – 07:00
35.4dB
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 £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
£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
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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 1 Reservoir Cottages is modelled from its 114 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME2 1JY. 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 1 Reservoir Cottages. 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 1 Reservoir Cottages was lodged in August 2022 at band D and is valid until August 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 1 Reservoir 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 1JY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Reservoir 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 1 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY. Each answer is also embedded as structured data for search engines.
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- Every home in ME2 1JYSold prices, values and energy ratings for the postcode
- ME 2 property marketPrices, postcodes, schools and transport across the district
- 1 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester valuationHow the estimate is built and what moves it
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