9b, Christy Road, Biggin Hill, Westerham, TN16 3DG
About 9b
9b is a detached house in Biggin Hill, Westerham, Westerham (TN16 3DG). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (May 2023) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2015. Between certificates, roof efficiency went from Average to Good and lighting went from Very Poor to Good; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 82), a 2-band jump.
Held since April 2002 — that's 24 years off the open market, well above the local norm. Today's modelled estimate of £528,000 sits 208.8% above the 2002 sale of £171,000. On a £-per-square-foot basis, the last sale (£123/sq ft) was about 59.3% below the postcode norm. At 129 m² it's 26.8% larger than the typical home in the postcode (102 m² median across 8 EPCs).
Know exactly what you're buying at 9b
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Roof insulation improved
More low energy lighting installed
Planning history
9b has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
We flagged 1 thing worth checking at 9b
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
9b's estimated value is more than triple its earliest registered sale price (2002).
£528,000
Modelled from EPC, postcode comparables.
£171,000
Recorded with HM Land Registry.
Sales timeline
17 April 2002Most recent
£171,000
Median price across the last 5 sales in TN16 3DG: £439,950 (2022–2016).
Nearby sales in TN16 3DG
12 Christy Road, Biggin Hill, Westerham, TN16 3DG
Sold May 2022
£482,0001 Christy Road, Biggin Hill, Westerham, TN16 3DG
Sold Sept 2018
£450,0006 Christy Road, Biggin Hill, Westerham, TN16 3DG
Sold Apr 2016
£439,9509a, Christy Road, Biggin Hill, Westerham, TN16 3DG
Sold Jun 2015
£355,00013 Christy Road, Biggin Hill, Westerham, TN16 3DG
Sold Jan 2013
£287,500
Everything we know about 9b, 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 Christy Road homes
Price per m² for 9b lags the street by a wide margin.
Price per m²
£1,326
Street avg £3,674
Floor Area
129 m²
Street avg 102 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
5.2 t/year
Street avg 4.6 t/year
Similar properties nearby
1 Eastern View, Biggin Hill
TN16 3XF
1 Bottom Barn Cottage, Berrys Hill, Berrys Green
TN16 3AG
1 Christy Road, Biggin Hill
TN16 3DG
1 Beech Road, Biggin Hill
TN16 3JQ
1 Charlton Drive, Biggin Hill
TN16 3TZ
1 Crossley Close, Biggin Hill
TN16 3BL
1 Barwell Crescent, Biggin Hill
TN16 3GD
1 Flamborough Close, Biggin Hill
TN16 3PB
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.4 km
Norheads Lane — bus stop.
Closest school
0.3 km
Oaklands Primary Academy. 7 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
49.1dB
Night-time· 23:00 – 07:00
40.7dB