Model valuation£417,0008 Busby Close
Local market context
23 Christmas Lane, High Halstow, Rochester, ME3 8SN
1 planning record
Estimated value
£634,000
- Since the 2025 sale (£615,000)+3%
- Against ME3 8SN's recent median (£610,000)+4%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
143 m²
1539 sq ft
Energy rating
E
Score 42
Council tax
Band D
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
£634,000
- Against its 2025 sale (£615,000)+3%
- Against ME3 8SN's recent median (£610,000)+4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Christmas Lane is modelled from its 143 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME3 8SN. 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
143 m² from the EPC lodged in June 2025
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in ME3 8SN
5 sales, median £610,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
23 Christmas Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
18 December 2025Most recent
£615,000
Median price across the last 5 sales in ME3 8SN: £610,000 (2026–2022).
Nearby sales in ME3 8SN
32a, Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Apr 2026
£955,00014 Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Feb 2026
£610,000Willow Reach, Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Sept 2024
£515,00034 Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Apr 2024
£430,00012 Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Aug 2022
£645,000
What this page doesn't show
1 potential issue has already been flagged for 23 Christmas Lane, High Halstow, Rochester, ME3 8SN. 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
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About 23 Christmas Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Christmas Lane is a detached house in High Halstow, Rochester, Rochester (ME3 8SN). It has a recorded floor area of 143 m² (around 1539 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (June 2025) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump.
A recent sale: £615,000 in December 2025. One planning record on file: an extension approved in 2007. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 81% of similar EPCs). On a £-per-square-foot basis, the last sale (£400/sq ft) was about 60% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 23 Christmas Lane
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.
23 Christmas Lane's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2025EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
8.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 June 2035
Planning history
Applications and permits filed against 23 Christmas Lane, High Halstow, Rochester, ME3 8SN, sourced from the PlanIt planning register.
1 application on record at 23 Christmas Lane, High Halstow, Rochester, ME3 8SN
1decisions1extensions9documents5nearby
- Mar 2007Loft ConversionFullOutcome in report
Extension: Single storey · Side and rear of property
Construction of a single storey side and rear extension incorporating garage to side and construction of a dormer window to rear to facilitate loft conversion
Extension- Documents
- 9 docs on file
- Reference
- MC/07/0118
Unlock 23 Christmas Lane, High Halstow, Rochester, ME3 8SN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 5 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Christmas Lane homes
Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 23 Christmas Lane runs comfortably ahead of the street norm.
Price per m²
£4,301
Street avg £3,031
Floor Area
143 m²
Street avg 147 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
8.4 t/year
Street avg 5.7 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
0.0 km
Half Moon Way — bus stop.
Closest school
0.4 km
Leigh Academy High Halstow. 2 schools nearby.
Nearest schools
- Leigh Academy High HalstowPrimary365m
- Hoo St Werburgh Primary School and the MarlboroughPrimary2.9km
Nearest stops
- Half Moon WayBus stop37m
- Hill Farm CloseBus stop232m
- Harrison DriveBus stop296m
- Longfield AvenueBus stop456m
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 8SN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.2dB
Night-time· 23:00 – 07:00
36.9dB
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
Mid 20th centuryDetached HouseEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£566k
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£563k
1 2 Dillywood Cottages, Dillywood Lane
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£560k
1 Bronte Close, Cliffe Woods
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£515k
1 Balls Cottages, Main Road, Chattenden
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£500k
1 Cardigan Close, High Halstow
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£487k
1 Bardolf Close, High Halstow
ME3 8GP
£835k
1 Bellwood Court, St Mary Hoo
ME3 8RT
3 bed2 bath
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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 23 Christmas Lane is modelled from its 143 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in ME3 8SN. 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 23 Christmas Lane. 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 23 Christmas Lane was lodged in June 2025 at band E and is valid until June 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 23 Christmas Lane. 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 2 schools and 17 stops listed are measured in a straight line from ME3 8SN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23 Christmas Lane is in council tax band D. 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 23 Christmas Lane, High Halstow, Rochester, ME3 8SN. Each answer is also embedded as structured data for search engines.
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