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Waterworks House, School Lane, Higham, Rochester, ME3 7JL

2 planning records

Estimated value

£583,000

  • Since the 2015 sale (£410,000)+42%
  • Against ME3 7JL's recent median (£435,000)+34%

Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
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
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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

£583,000

  • Against its 2015 sale (£410,000)+42%
  • Against ME3 7JL's recent median (£435,000)+34%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Waterworks House is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME3 7JL. 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

    89 m² from the EPC lodged in February 2025

  • Sales of this home

    1 sale recorded, the latest in 2015

  • Recent sales in ME3 7JL

    2 sales, median £435,000 (2021–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2021Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

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

Sales timeline

  1. 18 June 2015Most recent

    £410,000

Median price across the last 2 sales in ME3 7JL: £435,000 (2021–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for Waterworks House, School Lane, Higham, Rochester, ME3 7JL. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn 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

Overview

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.

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

  • 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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
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 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

8 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2025from Feb 2015
EPC improved fromE50toD57
Roof Insulation
PartialInsulated

Roof insulation improved

Planning

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
  1. May 2016
    AnnexFull
    Outcome 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
    Full record in report
  2. More recent applications — locked
  3. FullDecision

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
£14.99one-off · instant

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On the street

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)

Strongly above

Floor Area

89 m²

Street avg 112 m²

Below

CO₂ Emissions

4.6 t/year

Street avg 6.1 t/year

Strongly above

Habitable Rooms

6 rooms

Street avg 6 rooms

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

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.

Nearest schools

  • Higham Primary SchoolPrimary89m
  • Shorne Church of England Primary SchoolPrimary2.3km
  • Temple Mill Primary SchoolPrimary2.8km
  • Leigh Academy StroodSecondary2.9km

Nearest stops

  • School Lane Telephone BoxBus stop48m
  • Steadman CloseBus stop430m
  • Higham Rail StationRailway station461m
  • Higham Rail StationRailway station463m

Most reported crime locally

  • Violence & Sexual Offences877 reports45%
  • Anti-social Behaviour398 reports20%
  • Criminal Damage & Arson183 reports9%
  • Other Theft116 reports6%

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 ME3 7JL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for ME3 7JL

Daytime· 07:00 – 23:00

44.3dB

Low
Night-time road noise heatmap for ME3 7JL

Night-time· 23:00 – 07:00

37.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

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

Comparables

Similar 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

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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 Waterworks House is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME3 7JL. 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 Waterworks House. 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 Waterworks House was lodged in February 2025 at band D and is valid until February 2035. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Waterworks House. 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 12 months, which places each incident at an approximate point. The 4 schools and 30 stops listed are measured in a straight line from ME3 7JL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Waterworks House is in council tax band E. 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 Waterworks House, School Lane, Higham, Rochester, ME3 7JL. Each answer is also embedded as structured data for search engines.

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