Kismet, Highsted Valley, Rodmersham, Sittingbourne, ME9 0AD
About Kismet
Kismet is a detached house in Rodmersham, Sittingbourne, Sittingbourne (ME9 0AD). It has a recorded floor area of 69 m² (around 743 sq ft) and construction records dating it to 1930-1949. The latest certificate (December 2013) shows an F (score 29), near the bottom of the EPC scale. The recommended improvements would push it to E (score 51). Main heating runs on lpg. The latest certificate is from December 2013, so improvements made since then won't be reflected.
Today's modelled estimate of £375,000 sits 50% above the 2014 sale of £250,000. On a £-per-square-foot basis, the last sale (£337/sq ft) was about 73.1% above the typical sold price in the postcode. One planning record on file: an extension approved in 2014. Past consents include an extension and a porch, meaningful when judging how the property has evolved. At 69 m² it's 23.6% smaller than the typical home in the postcode (90 m² median across 11 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs). Last changed hands 12 years ago, in May 2014.
Know exactly what you're buying at Kismet
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Kismet's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 22 Dec 2023
EPC Rating
Planning history
Kismet has an approved single-storey rear extension on the planning record.
- Sept 2014PorchFullIn report
Extension: Single storey · Rear of property
Proposed single storey rear extension with side porch.
- Agent
- Woodstock Associates
Extension- Documents
- 10 docs on file
- Reference
- 14/500856/FULL
We flagged 1 thing worth checking at Kismet
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Kismet valuation sits well clear of the typical sold price in this postcode.
£375,000
Modelled from EPC, postcode comparables.
£250,000
Recorded with HM Land Registry.
Sales timeline
22 May 2014Most recent
£250,000
Median price across the last 5 sales in ME9 0AD: £282,500 (2018–2014).
Nearby sales in ME9 0AD
3 Woodland Cottages, Highsted Valley, Rodmersham, Sittingbourne, ME9 0AD
Sold Dec 2018
£220,0001 Woodland Cottages, Highsted Valley, Rodmersham, Sittingbourne, ME9 0AD
Sold Aug 2017
£480,000Fairview, Highsted Valley, Rodmersham, Sittingbourne, ME9 0AD
Sold Mar 2016
£420,000Hillside, Highsted Valley, Rodmersham, Sittingbourne, ME9 0AD
Sold Sept 2015
£282,5002 Woodland Cottages, Highsted Valley, Rodmersham, Sittingbourne, ME9 0AD
Sold Jan 2014
£183,500
Everything we know about Kismet, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Highsted Valley homes
On epc rating, Kismet runs well behind the street norm.
Price per m²
£3,623
Street avg £2,779
Floor Area
69 m²
Street avg 99 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 t/year
Street avg 6.9 t/year
Similar properties nearby
1 Bishops Cottages, Nouds Lane, Lynsted
ME9 0ES
1 Dungate Cottages, Kingsdown
ME9 0QT
1 Coalpit Lane, Frinsted
ME9 0SS
1 Corsley Cottages, Milstead
ME9 0SG
1 Church Cottages, Church Street, Rodmersham
ME9 0QD
1 Coronation House, Highsted Valley, Rodmersham
ME9 0AB
1 Coronation Cottage, Church Street, Rodmersham
ME9 0QQ
1 Barnfield Cottages, The Street, Wormshill
ME9 0TU
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.6 km
Fruiterers Arms — bus stop.
Closest school
0.7 km
Rodmersham School. 15 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
44.9dB
Night-time· 23:00 – 07:00
36.5dB