Model valuation£417,0008 Busby Close
Local market context
4 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY
2 planning records
Estimated value
£800,000
- Against ME2 1JY's recent median (£247,000)+224%
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
Detached
Habitable rooms
8
From EPC
Floor area
187 m²
2013 sq ft
Energy rating
C
Score 70
Council tax
Band G
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
£800,000
- Against ME2 1JY's recent median (£247,000)+224%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 4 Reservoir Cottages is modelled from its 187 m² EPC floor area, the absence of a 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
187 m² from the EPC lodged in July 2014
Sales of this home
No sale recorded since 1995
Recent sales in ME2 1JY
3 sales, median £247,000 (2022–2006)
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 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.
4 Reservoir 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 3 sales in ME2 1JY: £247,000 (2022–2006).
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
One time fee only - money back guarantee
About 4 Reservoir Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
4 Reservoir Cottages is a detached house in Upper Halling, Rochester, Rochester (ME2 1JY). It has a recorded floor area of 187 m² (around 2013 sq ft), construction records dating it to 2003-2006 and council tax band G. The latest certificate (July 2014) shows a C (score 70). The recommended improvements would push it to B (score 81). The latest certificate is from July 2014, so improvements made since then won't be reflected.
At 187 m² the property is well over the postcode median (114 m² across 3 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 0 approved, 1 refused.
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Everything you need to know about 4 Reservoir Cottages
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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.
4 Reservoir Cottages's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Jul 2024
Current Certificate
Jul 2014EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 July 2024
Planning history
Applications and permits filed against 4 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY, sourced from the PlanIt planning register.
2 applications on record at 4 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY
2decisions10documents
- Jun 2007OutlineOutcome in report
(no description)
- Reference
- TEMP/07/1020
- More recent applications — locked
- FullSept 2007Decision
Unlock 4 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY'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 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Barn Meadow homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
4 Reservoir Cottages outperforms the street on epc rating by a wide margin.
EPC Rating
70 (C)
Street avg 58 (D)
Floor Area
187 m²
Street avg 117 m²
CO₂ Emissions
5.3 t/year
Street avg 5.1 t/year
Habitable Rooms
8 rooms
Street avg 6 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
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21st centuryDetached HouseEPC C
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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 Factory Cottages, Sundridge Hill, Cuxton
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1 Clay Place, Halling
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£514k
1 Aspdin Close, Halling
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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 4 Reservoir Cottages is modelled from its 187 m² EPC floor area, the absence of a 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. No sale is recorded for 4 Reservoir 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 4 Reservoir Cottages was lodged in July 2014 at band C and expired in July 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 4 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
- 4 Reservoir Cottages is in council tax band G. 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 4 Reservoir Cottages, Barn Meadow, Upper Halling, Rochester, ME2 1JY. Each answer is also embedded as structured data for search engines.
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