What type of property is 2 Reservoir Cottages, Barn Meadow, ME2 1JY?

2 Reservoir Cottages, Barn Meadow, ME2 1JY is a 3-bedroom semi-detached house.

What did 2 Reservoir Cottages, Barn Meadow, ME2 1JY sell for?

2 Reservoir Cottages, Barn Meadow, ME2 1JY last sold for £320,000 in October 2022, around 4 years ago. Before that, it sold for £247,000 in May 2016, so prices have been rising over 6 years on record. Source: HM Land Registry.

Has 2 Reservoir Cottages, Barn Meadow, ME2 1JY appreciated in value?

Across 2 sales between May 2016 and October 2022, 2 Reservoir Cottages, Barn Meadow, ME2 1JY rose from £247,000 to £320,000, a change of £73,000. That works out to roughly +4.1% per year compounded over 6 years. Source: HM Land Registry.

How energy efficient is 2 Reservoir Cottages, Barn Meadow, ME2 1JY?

The current EPC rating for 2 Reservoir Cottages, Barn Meadow, ME2 1JY is D with a score of 58 out of 100, lodged in February 2022. It has improved from a E recorded in April 2009. The assessor estimates the property could reach a B. Source: EPC Register.

What is the floor area of 2 Reservoir Cottages, Barn Meadow, ME2 1JY?

2 Reservoir Cottages, Barn Meadow, ME2 1JY has a recorded floor area of 76 m² (818 sq ft), around 25 m² per bedroom. That makes it about 53% smaller than the median EPC-recorded property in ME2 1JY. Source: EPC Register.

How is 2 Reservoir Cottages, Barn Meadow, ME2 1JY heated?

The latest EPC at 2 Reservoir Cottages, Barn Meadow, ME2 1JY records mains gas as the main heating fuel. Source: EPC Register.

Has 2 Reservoir Cottages, Barn Meadow, ME2 1JY had any planning applications?

2 Reservoir Cottages, Barn Meadow, ME2 1JY has council approval for single-storey rear extension granted in August 2009 under ref. MC/08/1171. Source: PlanIt planning register.

What council tax band is 2 Reservoir Cottages, Barn Meadow, ME2 1JY?

2 Reservoir Cottages, Barn Meadow, ME2 1JY is in council tax band B. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Where is 2 Reservoir Cottages, Barn Meadow, ME2 1JY located?

2 Reservoir Cottages, Barn Meadow, ME2 1JY sits in Upper Halling, Rochester, Rochester. It falls within the ME2 postcode district.

What is crime like near 2 Reservoir Cottages, Barn Meadow, ME2 1JY?

Police records around 2 Reservoir Cottages, Barn Meadow, ME2 1JY show an average of 240 reported crimes per month over the last 16 months. Violent crime makes up roughly 38% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

Which schools serve 2 Reservoir Cottages, Barn Meadow, ME2 1JY?

The closest primary school to 2 Reservoir Cottages, Barn Meadow, ME2 1JY is Halling Primary School (1.3km), one of 5 primaries within walking distance. The closest secondary is The Holmesdale School (2.7km).

How well connected is 2 Reservoir Cottages, Barn Meadow, ME2 1JY?

The closest bus stop to 2 Reservoir Cottages, Barn Meadow, ME2 1JY is Browndens Road, 349m away. The nearest rail option is Halling Rail Station, 1.2km away.

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2 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY

1 planning record

Estimated value

£334,000

Since the 2022 sale (£320,000)+4%
Against ME2 1JY's recent median (£233,500)+43%

Newest record on this page: October 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Semi-detached

Bedrooms

Bathroom

Floor area

76 m²

818 sq ft

Energy rating

Score 58

Council tax

Band B

Tenure

Private Rental

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Valuation

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

£334,000

Against its 2022 sale (£320,000)+4%
Against ME2 1JY's recent median (£233,500)+43%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Reservoir Cottages is modelled from its 76 m² EPC floor area, its 2 recorded sales 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
76 m² from the EPC lodged in February 2022
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in ME2 1JY
1 sale, median £233,500 (2006–2006)

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	1 application	Full history, plus nearby schemes
Flood risk	Not shown	Included

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

9 October 2022Most recent
£320,000
+29.6%over 6 years
24 May 2016
£247,000

Median price across the last 1 sales in ME2 1JY: £233,500 (2006–2006).

Nearby sales in ME2 1JY

1 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY
Sold Oct 2006
£233,500

Risks

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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Overview

About 2 Reservoir Cottages

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Reservoir Cottages is a three-bedroom semi-detached house in Upper Halling, Rochester, Rochester (ME2 1JY). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (February 2022) shows a D (score 58), a step below the typical UK home. When first surveyed in April 2009 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 85), a 2-band jump. Period features are noted in the property record.

At 76 m² it sits well below the postcode median (161 m² across 3 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2009. Past consents include an extension, meaningful when judging how the property has evolved. Across 2016–2022, sale prices on this property compounded at 4.1% per year. Sold October 2022 for £320,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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
Bathrooms1
FireplaceYes

Outside

Private gardenYes
GarageYes

Building

Central heatingYes
Period featuresYes

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Everything you need to know about 2 Reservoir Cottages

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Energy

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 3)

Feb 2022

EPC Rating

D58

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

3.5 t/year

Occupancy

Rented

Certificate validity

Valid until 10 February 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

Jan 2022from Apr 2009

EPC improved fromE48toD58

Roof Insulation

UninsulatedInsulated

Roof insulation improved

Low Energy Lighting

27%91%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 2 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY, sourced from the PlanIt planning register.

2 Reservoir Cottages has an approved single-storey rear extension on the planning record.

1 application on record at 2 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY

1decisions1extensions9documents

Aug 2009
ExtensionFull
Outcome in report
Extension: Single storey · Rear of property
Construction of a first floor rear extension
Documents
9 docs on file
Reference
MC/08/1171
Full record in report

Unlock 2 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY'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 9 documents, officer reports & conditions
What the pattern means for extending or converting here

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On the street

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 floor area, 2 Reservoir Cottages runs well behind the street norm.

EPC Rating

58 (D)

Street avg 62 (D)

Below

Floor Area

76 m²

Street avg 154 m²

Strongly below

CO₂ Emissions

3.5 t/year

Street avg 5.7 t/year

Strongly above

Habitable Rooms

5 rooms

Street avg 7 rooms

Strongly below

Area

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.

Full Rochester report

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.

Noise

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

Low

Night-time road noise heatmap for ME2 1JY

Night-time· 23:00 – 07:00

35.4dB

Low

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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£339k

1 Chillington Close, Upper Halling

ME2 1JX

3 bed1 bath

£350k

1 Essex Road, Halling

ME2 1AU

3 bed1 bath

£381k

1 Britannia Close, Halling

ME2 1DG

3 bed

£426k

1 Chapel Houses, Chapel Lane, Upper Halling

ME2 1JT

3 bed1 bath

£333k

1 Dalison Court, Halling

ME2 1BB

2 bed1 bath

£315k

1 Black Boy Cottages, Pilgrims Way, Upper Halling

ME2 1JR

2 bed1 bath

£360k

1 Ashby Close, Halling

ME2 1DF

4 bed

£273k

1 Clay House, Clay Place, Halling

ME2 1FN

2 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.

Valuation method in detail

How the estimate is made: The estimate for 2 Reservoir Cottages is modelled from its 76 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 2 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 2 Reservoir Cottages was lodged in February 2022 at band D and is valid until February 2032. 3 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 2 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: 2 Reservoir Cottages is in council tax band B. 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY. Each answer is also embedded as structured data for search engines.

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2 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY

How the estimate is made

What it's based on

This page or the full report?

Sales timeline

Nearby sales in ME2 1JY

Inside

Outside

Building

Everything you need to know about 2 Reservoir Cottages

EPC Rating

Property Improvements

Unlock 2 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY's full planning history

Nearest schools

Nearest stops

Most reported crime locally

Level 3 Building Survey

1 Chillington Close, Upper Halling

1 Essex Road, Halling

1 Britannia Close, Halling

1 Chapel Houses, Chapel Lane, Upper Halling

1 Dalison Court, Halling

1 Black Boy Cottages, Pilgrims Way, Upper Halling

1 Ashby Close, Halling

1 Clay House, Clay Place, Halling

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