Model valuation£417,0008 Busby Close
Local market context
8 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX
Notable views2 planning records
Estimated value
£722,000
- Since the 2022 sale (£672,500)+7%
- Against ME3 8EX's recent median (£380,000)+90%
Newest record on this page: July 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
85 m²
915 sq ft
Energy rating
D
Score 59
Council tax
Band C
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
£722,000
- Against its 2022 sale (£672,500)+7%
- Against ME3 8EX's recent median (£380,000)+90%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Ham River Hill is modelled from its 85 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in ME3 8EX. 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
85 m² from the EPC lodged in October 2013
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in ME3 8EX
5 sales, median £380,000 (2018–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
Sale price has at least doubled since 2004.
Sales timeline
6 July 2022Most recent
£672,500
+163.7%over 18 years14 June 2004
£255,000
Median price across the last 5 sales in ME3 8EX: £380,000 (2018–2007).
Nearby sales in ME3 8EX
1 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX
Sold Jun 2018
£530,0003 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX
Sold Apr 2012
£345,0004 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX
Sold Oct 2005
£320,0007 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX
Sold Jun 2003
£195,0002 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX
Sold Dec 2002
£210,000
What this page doesn't show
1 potential issue has already been flagged for 8 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX. 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
About 8 Ham River Hill
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Ham River Hill is a four-bedroom detached house in Cliffe Woods, Rochester, Rochester (ME3 8EX). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (October 2013) shows a D (score 59), a step below the typical UK home. The recommended improvements would lift it to B (score 86), a 2-band jump. Main heating runs on oil. The latest certificate is from October 2013, so improvements made since then won't be reflected. Other recorded features include notable views. Records show the property has been extended at some point in its history.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Across 2004–2022, sale prices on this property compounded at 5.5% per year. On a £-per-square-foot basis, the last sale (£735/sq ft) was about 188% above the typical sold price in the postcode. Most recent transfer: July 2022 at £672,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
Outside
- GarageYes
- Notable viewsYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 8 Ham River Hill
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 23 Oct 2023
Current Certificate
Oct 2013EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 23 October 2023
Planning history
Applications and permits filed against 8 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
2 applications on record at 8 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX
2decisions2extensions13documents5nearby
Flagged:Demolition
- Jun 2012DemolitionFullOutcome in report
Extension: Side of property
Construction of single storey side extension (demolition of side additions)
Extension- Documents
- 7 docs on file
- Reference
- MC/12/0953
- More recent applications — locked
- ExtensionOct 2015Decision
Unlock 8 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX'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 5 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.5 km
View Road — bus stop.
Closest school
1.2 km
Cliffe Woods Primary School. 8 schools nearby.
Nearest schools
- Cliffe Woods Primary SchoolPrimary1.2km
- Higham Primary SchoolPrimary2.1km
- Temple Mill Primary SchoolPrimary2.3km
- Wainscott Primary SchoolPrimary2.4km
Nearest stops
- View RoadBus stop536m
- Mockbeggar FarmBus stop615m
- Mockbeggar FarmBus stop618m
- Tennyson AvenueBus stop734m
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.
Road noise across the postcode
Modelled day and night-time noise levels around ME3 8EX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.6dB
Night-time· 23:00 – 07:00
38.6dB
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
Early 20th centuryDetached BungalowEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£560k
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ME3 8TZ
4 bed
£450k
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4 bed3 bath
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1 Brookmead Road, Cliffe Woods
ME3 8HP
4 bed
£405k
1 Chattenden Lane, Chattenden
ME3 8LE
4 bed1 bath
£400k
1 Coe S Green, Chattenden
ME3 8PY
4 bed
£835k
1 Bellwood Court, St Mary Hoo
ME3 8RT
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£566k
1 Bogarde Drive, Wainscott
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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 8 Ham River Hill is modelled from its 85 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in ME3 8EX. 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 8 Ham River Hill. 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 8 Ham River Hill was lodged in October 2013 at band D and expired in October 2023, 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 8 Ham River Hill. 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 8 schools and 30 stops listed are measured in a straight line from ME3 8EX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Ham River Hill is in council tax band C. 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 8 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX. Each answer is also embedded as structured data for search engines.
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- Every home in ME3 8EXSold prices, values and energy ratings for the postcode
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- 8 Ham River Hill, Cliffe Woods, Rochester valuationHow the estimate is built and what moves it
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