Model valuation£417,0008 Busby Close
Local market context
2 Merry Boys Cottages, Cooling Common, Cliffe, Rochester, ME3 7TJ
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
55 m²
592 sq ft
Energy rating
D
Score 60
Council tax
Band B
Tenure
Private Rental
About 2 Merry Boys Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Merry Boys Cottages is a mid-terrace house in Cliffe, Rochester, Rochester (ME3 7TJ). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (July 2019) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2009. Between certificates, hot-water efficiency went from Poor to Good and main heating went from Average to Good. The recommended improvements would lift it to B (score 81), a 2-band jump.
At 55 m² it's 25.7% smaller than the typical home in the postcode (74 m² median across 7 EPCs).
Before you decide
Everything you need to know about 2 Merry Boys Cottages
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)
Jul 2019
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.4 t/year
Occupancy
Rented
Certificate validity
Valid until 8 July 2029
Property Improvements
Changes detected from historical EPC data
Jul 2019from Mar 2009
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
100%75%
Low energy lighting percentage decreased
Get a survey for this property
Level 3 Building Survey
Victorian-eraMid-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against 2 Merry Boys Cottages, Cooling Common, Cliffe, Rochester, ME3 7TJ, sourced from the PlanIt planning register.
2 Merry Boys Cottages has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
2 Merry Boys Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£257,000
Modelled from EPC, postcode comparables.
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 5 sales in ME3 7TJ: £254,000 (2026–2019).
Nearby sales in ME3 7TJ
4 Merry Boys Cottages, Cooling Common, Cliffe, Rochester, ME3 7TJ
Sold Jan 2026
£365,0001 Merry Boys Cottages, Cooling Common, Cliffe, Rochester, ME3 7TJ
Sold Apr 2021
£225,0003 Merry Boys Cottages, Cooling Common, Cliffe, Rochester, ME3 7TJ
Sold May 2019
£210,000Woodfield, Cooling Common, Cliffe, Rochester, ME3 7TJ
Sold May 2019
£910,000
Versus other Cooling Common homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 2 Merry Boys Cottages runs well behind the street norm.
EPC Rating
60 (D)
Street avg 62 (D)
Floor Area
55 m²
Street avg 124 m²
CO₂ Emissions
3.4 t/year
Street avg 5.4 t/year
Habitable Rooms
4 rooms
Street avg 5 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.
£257k
1 Bull Lane, Higham
ME3 7LT
£252k
1 Church Cottages, Church Street, Higham
ME3 7LR
1 bed1 bath
£264k
1 Cooling Road, Cliffe
ME3 7RY
2 bed1 bath
£276k
1 Church Street, Cliffe
ME3 7PJ
2 bed
£283k
1 Church View, Buttway Lane, Cliffe
ME3 7QW
£299k
1 Ann Villas, Thatchers Lane, Cliffe
ME3 7RF
£349k
1 Brookers Place, Chequers Street, Higham
ME3 7JB
£353k
1 Beech Grove, Higham
ME3 7BB
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
163/mo
Steady year-on-year across the wider district.
Nearest stop
0.4 km
Primary School — bus stop.
Closest school
0.2 km
Cliffe Woods Primary School. 3 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 7TJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.6dB
Night-time· 23:00 – 07:00
36.0dB
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 2 Merry Boys Cottages, Cooling Common, Cliffe, Rochester, ME3 7TJ. Each answer is also embedded as structured data for search engines.