What kind of home is Eight Bells Barn, Back Lane, TN17 1AN?

Eight Bells Barn, Back Lane, TN17 1AN is a detached house.

When did Eight Bells Barn, Back Lane, TN17 1AN last change hands?

Eight Bells Barn, Back Lane, TN17 1AN last sold for £425,000 in September 2021, around 5 years ago. Land Registry has 4 sales on record going back to £132,500 in July 1995. Source: HM Land Registry.

Has Eight Bells Barn, Back Lane, TN17 1AN appreciated in value?

Across 4 sales between July 1995 and September 2021, Eight Bells Barn, Back Lane, TN17 1AN rose from £132,500 to £425,000, a change of £292,500. That works out to roughly +4.5% per year compounded over 26 years. Source: HM Land Registry.

How energy efficient is Eight Bells Barn, Back Lane, TN17 1AN?

The current EPC rating for Eight Bells Barn, Back Lane, TN17 1AN is F with a score of 24 out of 100, lodged in January 2021. It has improved from a G recorded in April 2010. The assessor estimates the property could reach a E. Source: EPC Register.

How big is Eight Bells Barn, Back Lane, TN17 1AN?

Eight Bells Barn, Back Lane, TN17 1AN has a recorded floor area of 92 m² (990 sq ft). That makes it about 63% smaller than the median EPC-recorded property in TN17 1AN. Source: EPC Register.

What heating system does Eight Bells Barn, Back Lane, TN17 1AN use?

The latest EPC at Eight Bells Barn, Back Lane, TN17 1AN records lpg as the main heating fuel. Source: EPC Register.

Has Eight Bells Barn, Back Lane, TN17 1AN had any planning applications?

Eight Bells Barn, Back Lane, TN17 1AN has 2 approved extension applications on file including single-storey side extension and single-storey side extension. Source: PlanIt planning register.

What is the council tax band for Eight Bells Barn, Back Lane, TN17 1AN?

Eight Bells Barn, Back Lane, TN17 1AN is in council tax band F. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Which area is Eight Bells Barn, Back Lane, TN17 1AN in?

Eight Bells Barn, Back Lane, TN17 1AN sits in Goudhurst, Cranbrook, Cranbrook. It falls within the TN17 postcode district in Kent.

Is Eight Bells Barn, Back Lane, TN17 1AN in a safe area?

Police records around Eight Bells Barn, Back Lane, TN17 1AN show an average of 1 reported crimes per month over the last 8 months. Violent crime makes up roughly 55% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near Eight Bells Barn, Back Lane, TN17 1AN?

The closest primary school to Eight Bells Barn, Back Lane, TN17 1AN is Goudhurst and Kilndown Church of England Primary School (506m).

What is the nearest station to Eight Bells Barn, Back Lane, TN17 1AN?

The closest bus stop to Eight Bells Barn, Back Lane, TN17 1AN is War Memorial, 88m away. In total there are 13 bus stops within the surrounding area.

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Eight Bells Barn, Back Lane, Goudhurst, Cranbrook, TN17 1AN

4 sales on record3 planning records

Property type

Detached

Habitable rooms

From EPC

Floor area

92 m²

990 sq ft

Energy rating

Score 24

Council tax

Band F

Tenure

Owner Occupied

Overview

About Eight Bells Barn

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Eight Bells Barn is a detached house in Goudhurst, Cranbrook, Cranbrook (TN17 1AN). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (January 2021) shows an F (score 24), near the bottom of the EPC scale. When first surveyed in April 2010 the rating was G, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Very Poor to Good and hot-water efficiency went from Very Poor to Poor; while roof efficiency dropped from Poor to Very Poor. The recommended improvements would push it to E (score 49). Main heating runs on lpg.

3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1995–2021, sale prices on this property compounded at 4.5% per year. Today's modelled estimate of £508,000 is 19.5% above the 2021 sale price. Most recent transfer: September 2021 at £425,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you offer

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Current Certificate(1 of 2)

Jan 2021

EPC Rating

F24

Main Heating

Gas

Main Fuel

Gas

Hot Water

Poor

Windows

Good

CO2 Emissions

5.3 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jan 2021from Apr 2010

EPC improved fromG1toF24

Heating Controls

Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water

Very PoorPoor

Hot water efficiency improved

Windows

SingleFull Double

Single glazing replaced with double or better glazing

Walls

Very PoorPoor

Wall insulation improved

Low Energy Lighting

0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Eight Bells Barn, Back Lane, Goudhurst, Cranbrook, TN17 1AN, sourced from the PlanIt planning register.

Eight Bells Barn has 2 separate extension applications on the council record.

Feb 2017
ExtensionHeritage
In report
Extension: Single storey · Side of property
Retrospective: Erection of a single storey side extension
Retrospective
Documents
16 docs on file
Reference
16/07879/LBC
View planning record
Jan 2015
Conditions
In report
Submission of details persuant to Condition 3 - Roofing Materials of 14/502911
Documents
4 docs on file
Reference
15/500282/SUB
View planning record

Before you offer

We flagged 1 thing worth checking at Eight Bells Barn

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.

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has grown by over 3x since 1995.

Current estimate

£508,000

Modelled from EPC, postcode comparables and a sale-price growth of 4.5% per year over 26 years.

See how we calculated this

Last sold (2021)

£425,000

Growth on file: 4.5% per year over 26 years.

Sales timeline

27 September 2021Most recent
£425,000
+7.6%over 4 years
28 March 2017
£395,000
+38.6%over 3 years
27 January 2014
£285,000
+115.1%over 18 years
11 July 1995
£132,500

Median price across the last 5 sales in TN17 1AN: £460,000 (2022–2004).

Nearby sales in TN17 1AN

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Everything we know about Eight Bells Barn, 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

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On the street

Versus other Back Lane homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Eight Bells Barn lags the street by a wide margin.

EPC Rating

24 (F)

Street avg 47 (E)

Strongly below

Floor Area

92 m²

Street avg 143 m²

Below

CO₂ Emissions

5.3 t/year

Street avg 8.2 t/year

Above

Habitable Rooms

4 rooms

Street avg 6 rooms

Below

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£511k

1 Bluecoats Cottages, Blue Coats Lane, Goudhurst

TN17 1HB

3 bed

£554k

1 Brandfold Cottages, North Road, Goudhurst

TN17 1JJ

2 bed2 bath

£461k

1 Hopemill Cottages, Station Road, Goudhurst

TN17 1EY

3 bed

£459k

1 Etchinghill Cottages, Gore Lane, Goudhurst

TN17 1JP

£563k

1 Crowbourne Cottages, Smiths Lane, Goudhurst

TN17 1ET

3 bed1 bath

£437k

1 Culpepper Mews, North Road, Goudhurst

TN17 1AQ

4 bed2 bath

£603k

1 Fullers Farm Cottages, Lidwells Lane, Goudhurst

TN17 1ER

£605k

1 Finchcocks Farm Cottages, Riseden, Goudhurst

TN17 1HG

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Cranbrook district page.

Full Cranbrook report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

1/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

War Memorial — bus stop.

Closest school

0.5 km

Goudhurst and Kilndown Church of England Primary School. 1 school nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around TN17 1AN from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

48.3dB

Low

Night-time road noise heatmap for TN17 1AN

Night-time· 23:00 – 07:00

40.7dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

Map

Everything within walking distance

Schools, transport stops and scenic spots near this property — 14 points of interest in total.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Eight Bells Barn, Back Lane, Goudhurst, Cranbrook, TN17 1AN. Each answer is also embedded as structured data for search engines.