Model valuation£417,0008 Busby Close
Local market context
Horseshoe House, High Street, Lower Stoke, Rochester, ME3 9RJ
1 planning record
Estimated value
£508,000
- Since the 2016 sale (£395,000)+29%
- Against ME3 9RJ's recent median (£267,000)+90%
Newest record on this page: May 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
157 m²
1690 sq ft
Energy rating
D
Score 64
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
£508,000
- Against its 2016 sale (£395,000)+29%
- Against ME3 9RJ's recent median (£267,000)+90%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Horseshoe House is modelled from its 157 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in ME3 9RJ. 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
157 m² from the EPC lodged in August 2013
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in ME3 9RJ
5 sales, median £267,000 (2024–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2024 | 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.
Price for Horseshoe House has grown more than fourfold since the 1995 starting point.
Sales timeline
11 May 2016Most recent
£395,000
+393.8%over 20 years10 November 1995
£80,000
Median price across the last 5 sales in ME3 9RJ: £267,000 (2024–2014).
Nearby sales in ME3 9RJ
2 Frys Cottages, High Street, Lower Stoke, Rochester, ME3 9RJ
Sold May 2024
£275,0001 Frys Cottages, High Street, Lower Stoke, Rochester, ME3 9RJ
Sold Mar 2020
£178,500Hazel Cottage, High Street, Lower Stoke, Rochester, ME3 9RJ
Sold Aug 2019
£425,000Kasmira House, High Street, Lower Stoke, Rochester, ME3 9RJ
Sold Aug 2014
£267,000Meena, High Street, Lower Stoke, Rochester, ME3 9RJ
Sold Dec 2004
£242,500
What this page doesn't show
1 potential issue has already been flagged for Horseshoe House, High Street, Lower Stoke, Rochester, ME3 9RJ. 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 Horseshoe House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Horseshoe House is a detached house in Lower Stoke, Rochester, Rochester (ME3 9RJ). It has a recorded floor area of 157 m² (around 1690 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (August 2013) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from August 2013, so improvements made since then won't be reflected.
At 157 m² the property is well over the postcode median (90 m² across 4 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2016. Past consents include an extension and a porch, meaningful when judging how the property has evolved. 10 years since the last transfer (May 2016). Across 1995–2016, sale prices on this property compounded at 8.1% per year. Today's modelled estimate of £508,000 is 28.6% above the 2016 sale price.
Before you decide
Everything you need to know about Horseshoe House
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 13 Aug 2023
Current Certificate
Aug 2013EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 13 August 2023
Planning history
Applications and permits filed against Horseshoe House, High Street, Lower Stoke, Rochester, ME3 9RJ, sourced from the PlanIt planning register.
1 application on record at Horseshoe House, High Street, Lower Stoke, Rochester, ME3 9RJ
1decisions1extensions9documents4nearby
- Dec 2016PorchFullOutcome in report
Extension: Single storey · Side of property
Construction of first floor extension to side, an enlarged first floor window upon the southern elevation, porch and bay window to front.
Extension- Documents
- 9 docs on file
- Reference
- MC/16/3794
Unlock Horseshoe House, High Street, Lower Stoke, Rochester, ME3 9RJ'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 4 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other High Street homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Horseshoe House runs well behind the street norm.
Price per m²
£2,516
Street avg £2,954
Floor Area
157 m²
Street avg 99 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
5.7 t/year
Street avg 5.0 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
The Nags Head — bus stop.
Closest school
0.5 km
Leigh Academy Peninsula East. 1 school nearby.
Nearest schools
- Leigh Academy Peninsula EastPrimary493m
Nearest stops
- The Nags HeadBus stop213m
- The Nags HeadBus stop241m
- Grain RoadBus stop304m
- Button DriveBus stop556m
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 9RJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.1dB
Night-time· 23:00 – 07:00
41.1dB
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 centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£510k
1 Blacksmith Lane, Hoo
ME3 9XW
£585k
1 Butt Haw Close, Hoo
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4 bed2 bath
£425k
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£423k
1 Briar Lane, Hoo
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£420k
1 Beluncle Villas, Amber View, Stoke Road, Hoo
ME3 9LU
£404k
1 Armstrong Close, Hoo
ME3 9TZ
4 bed2 bath
£400k
1 Baryntyne Crescent, Hoo
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£371k
1 Abbots Court Cottages, Stoke Road, Hoo
ME3 9LR
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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 Horseshoe House is modelled from its 157 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in ME3 9RJ. 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 Horseshoe 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 Horseshoe House was lodged in August 2013 at band D and expired in August 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. 1 application is matched to Horseshoe 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 1 school and 13 stops listed are measured in a straight line from ME3 9RJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Horseshoe House 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 Horseshoe House, High Street, Lower Stoke, Rochester, ME3 9RJ. Each answer is also embedded as structured data for search engines.
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- Every home in ME3 9RJSold prices, values and energy ratings for the postcode
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