Model valuation£417,0008 Busby Close
Local market context
Waterworks House, School Lane, Higham, Rochester, ME3 7JL
2 planning records
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
89 m²
958 sq ft
Energy rating
D
Score 57
Council tax
Band E
Tenure
Owner Occupied
About Waterworks House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Waterworks House is a four-bedroom detached house in Higham, Rochester, Rochester (ME3 7JL). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (February 2025) shows a D (score 57), a step below the typical UK home. When first surveyed in February 2015 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Poor to Good; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 82), a 2-band jump. Other recorded features include a conservatory and a self-contained annexe.
2 planning records sit against the property, 1 approved, 1 refused. Past consents include an annexe, meaningful when judging how the property has evolved. Last changed hands 11 years ago, in June 2015. At 89 m² it's 29.4% smaller than the typical home in the postcode (126 m² median across 3 EPCs). Today's modelled estimate of £583,000 is 42.2% above the 2015 sale price.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- CloakroomYes
- ConservatoryYes
Outside
- Private gardenRear
- DrivewayYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about Waterworks House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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(1 of 2)
Feb 2025
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 February 2035
Property Improvements
Changes detected from historical EPC data
Feb 2025from Feb 2015
EPC improved fromE50toD57
Roof Insulation
PartialInsulated
Roof insulation improved
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached 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 £1,085 · Includes VAT
Planning history
Applications and permits filed against Waterworks House, School Lane, Higham, Rochester, ME3 7JL, sourced from the PlanIt planning register.
2 applications on record at Waterworks House, School Lane, Higham, Rochester, ME3 7JL
2decisions20documents2nearby
- May 2016AnnexFullOutcome in report
Conversion of existing workshop and garage to a one bedroom annex ancillary to the main dwelling.
- Documents
- 9 docs on file
- Reference
- 20160099
- More recent applications — locked
- FullJul 2021Decision
Unlock Waterworks House, School Lane, Higham, Rochester, ME3 7JL'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, plus 2 notable nearby
- The 20 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Current estimate
See how we calculated this£583,000
Modelled from EPC, postcode comparables.
Last sold (2015)
£410,000
Recorded with HM Land Registry.
Sales timeline
18 June 2015Most recent
£410,000
Median price across the last 2 sales in ME3 7JL: £435,000 (2021–2020).
Versus other School Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Waterworks House runs comfortably ahead of the street norm.
EPC Rating
57 (D)
Street avg 53 (E)
Floor Area
89 m²
Street avg 112 m²
CO₂ Emissions
4.6 t/year
Street avg 6.1 t/year
Habitable Rooms
6 rooms
Street avg 6 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£729k
1 Copperfield Crescent, Higham
ME3 7NJ
4 bed
£356k
1 Chancery Road, Cliffe
ME3 7TL
4 bed1 bath
£610k
1 Chalk Road, Higham
ME3 7JX
5 bed
£384k
1 Cliffe Court, Church Street, Cliffe
ME3 7QB
3 bed
£559k
1 Berry Wood Close, Cliffe Woods
ME3 7TB
£650k
1 Carton Road, Higham
ME3 7EB
£276k
1 Church Street, Cliffe
ME3 7PJ
2 bed
£671k
1 Copperfield Mews, Norah Lane, Higham
ME3 7EW
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.
Rail-style transport is unusually close for this postcode.
Crime
163/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
School Lane Telephone Box — bus stop.
Closest school
0.1 km
Higham Primary School. 4 schools nearby.
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 ME3 7JL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.3dB
Night-time· 23:00 – 07:00
37.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Waterworks House, School Lane, Higham, Rochester, ME3 7JL. Each answer is also embedded as structured data for search engines.