Model valuation£417,0008 Busby Close
Local market context
12 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT
3 sales on record6 planning records
Estimated value
£470,000
- Since the 2006 sale (£222,500)+111%
- Against ME3 8HT's recent median (£420,000)+12%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
3
Floor area
150 m²
1615 sq ft
Energy rating
C
Score 72
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
£470,000
- Against its 2006 sale (£222,500)+111%
- Against ME3 8HT's recent median (£420,000)+12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Reedham Crescent is modelled from its 150 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in ME3 8HT. 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
150 m² from the EPC lodged in December 2019
Sales of this home
3 sales recorded, the latest in 2006
Recent sales in ME3 8HT
5 sales, median £420,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 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.
12 Reedham Crescent saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
15 November 2006Most recent
£222,500
+5.7%over 2 years23 September 2004
£210,500
+22.4%over 1 year29 May 2003
£172,000
Median price across the last 5 sales in ME3 8HT: £420,000 (2026–2024).
Nearby sales in ME3 8HT
2 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT
Sold Jan 2026
£420,0006 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT
Sold May 2025
£300,00024 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT
Sold May 2025
£500,00059 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT
Sold Dec 2024
£360,00027 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT
Sold Nov 2024
£485,000
What this page doesn't show
1 potential issue has already been flagged for 12 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT. 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 12 Reedham Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Reedham Crescent is a four-bedroom semi-detached house in Cliffe Woods, Rochester, Rochester (ME3 8HT). It has a recorded floor area of 150 m² (around 1615 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (December 2019) shows a C (score 72). The recommended improvements would lift it to A (score 94), a 2-band jump. Other recorded features include outbuildings.
Held since November 2006 — that's 20 years off the open market, well above the local norm. At 150 m² the property is well over the postcode median (85 m² across 30 EPCs), placing it in the larger end of the local stock. Across 2003–2006, sale prices on this property compounded at 7.7% per year. Today's modelled estimate of £470,000 sits 111.2% above the 2006 sale of £222,500. On a £-per-square-foot basis, the last sale (£138/sq ft) was about 32% below the postcode norm. 6 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved.
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
- Bathrooms3
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenRear
- OutbuildingsYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 12 Reedham Crescent
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
Dec 2019EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 December 2029
Planning history
Applications and permits filed against 12 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT, sourced from the PlanIt planning register.
12 Reedham Crescent has been through 4 approved planning applications — a well-evolved property.
6 applications on record at 12 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT
6decisions4extensions59documents5nearby
Flagged:Retrospective
- Jun 2007ConservatoryFullOutcome in report
Extension: Two storey
Construction of a two storey extension and conservatory
Extension- Documents
- 8 docs on file
- Reference
- MC/07/0631
- More recent applications — locked
- ExtensionDec 2011Decision
- ExtensionSept 2011Decision
+ 3 more applications in the report
Unlock 12 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 6 applications on this property in full, plus 5 notable nearby
- The 59 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Reedham Crescent homes
Four headline reads against 30 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 12 Reedham Crescent runs comfortably ahead of the street norm.
Price per m²
£1,483
Street avg £3,177
Floor Area
150 m²
Street avg 94 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
4.3 t/year
Street avg 4.3 t/year
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
0.2 km
Woodside Green — bus stop.
Closest school
0.3 km
Cliffe Woods Primary School. 5 schools nearby.
Nearest schools
- Cliffe Woods Primary SchoolPrimary265m
- Chattenden Primary SchoolPrimary2.3km
- St Helen's Church of England Primary School, CliffePrimary2.8km
- Wainscott Primary SchoolPrimary2.8km
Nearest stops
- Woodside GreenBus stop244m
- Primary SchoolBus stop271m
- Tennyson AvenueBus stop626m
- View RoadBus stop639m
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 8HT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.4dB
Night-time· 23:00 – 07:00
37.2dB
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
Late 20th centurySemi-Detached HouseEPC CPermanent outbuildings
Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£450k
1 Apna House, Hoo Road, Wainscott
ME3 8AA
4 bed2 bath
£432k
1 Choir Close, Wainscott
ME3 8FQ
4 bed3 bath
£420k
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
£560k
1 Bronte Close, Cliffe Woods
ME3 8TZ
4 bed
£436k
1 Ashcroft Road, Wainscott
ME3 8GS
3 bed
£563k
1 2 Dillywood Cottages, Dillywood Lane
ME3 8DZ
3 bed1 bath
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Start your researchHow to read this page
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 12 Reedham Crescent is modelled from its 150 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in ME3 8HT. 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. 3 sales are recorded for 12 Reedham Crescent. 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 12 Reedham Crescent was lodged in December 2019 at band C and is valid until December 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to 12 Reedham Crescent. 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 5 schools and 30 stops listed are measured in a straight line from ME3 8HT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Reedham Crescent 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 12 Reedham Crescent, Cliffe Woods, Rochester, ME3 8HT. Each answer is also embedded as structured data for search engines.
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- Every home in ME3 8HTSold prices, values and energy ratings for the postcode
- ME 3 property marketPrices, postcodes, schools and transport across the district
- 12 Reedham Crescent, Cliffe Woods, Rochester valuationHow the estimate is built and what moves it
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