The Vicarage, Back Lane, Goudhurst, Cranbrook, TN17 1AN
About The Vicarage
The Vicarage is a detached house in Goudhurst, Cranbrook, Cranbrook (TN17 1AN). It has a recorded floor area of 249 m² (around 2680 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (November 2023) shows an E (score 45), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since January 2016. Between certificates, roof efficiency went from Average to Very Good and lighting went from Average to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would push it to D (score 64). Main heating runs on oil.
At 249 m² the property is well over the postcode median (92 m² across 3 EPCs), placing it in the larger end of the local stock. 6 planning records sit against the property, 1 approved, 0 refused. The record references conservation-area consent, which constrain future alterations.
Know exactly what you're buying at The Vicarage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
The Vicarage's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Loft insulation upgraded to recommended levels
More low energy lighting installed
Planning history
The Vicarage sits within a conservation area — exterior works face additional planning controls.
- Sept 2024Tree WorksTreesIn report
Trees in a Conservation Area Notification: WESTERN RED CEDAR (T1) - Reduce height of approx. 7m; COMMON LABURNUM (T2) - Fell to height of 1.5m; RED OAK (T3) - Remove major dead wood; COMMON HOLLY (T4) - Reduce stem height to approx 3m and 4m.
- Agent
- The Living Forest Ltd
Conservation Area- Documents
- 6 docs on file
- Reference
- 24/02406/TCA
- Jul 2021Change Of UseFullIn report
Temporary Change of Use for Five Years of an area of domestic garden (C3 use) to a learning and non-residential institution use (an F1 use)
- Documents
- 9 docs on file
- Reference
- 21/01347/FULL
We flagged 1 thing worth checking at The Vicarage
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
The Vicarage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£1,106,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in TN17 1AN: £425,000 (2022–2012).
Nearby sales in TN17 1AN
Rooftops, Back Lane, Goudhurst, Cranbrook, TN17 1AN
Sold Jan 2022
£720,000Eight Bells Barn, Back Lane, Goudhurst, Cranbrook, TN17 1AN
Sold Sept 2021
£425,000Fairmead, Back Lane, Goudhurst, Cranbrook, TN17 1AN
Sold Jul 2012
£730,000Amberley House, Back Lane, Goudhurst, Cranbrook, TN17 1AN
Sold Apr 2008
£460,000
Everything we know about The Vicarage, 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 Back Lane homes
Floor Area for The Vicarage runs comfortably ahead of the street norm.
EPC Rating
45 (E)
Street avg 40 (E)
Floor Area
249 m²
Street avg 91 m²
CO₂ Emissions
14.0 t/year
Street avg 5.3 t/year
Habitable Rooms
10 rooms
Street avg 4 rooms
Similar properties nearby
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1 Finchcocks Farm Cottages, Riseden, Goudhurst
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1 Fullers Farm Cottages, Lidwells Lane, Goudhurst
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1 Crowbourne Cottages, Smiths Lane, Goudhurst
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1 Brandfold Cottages, North Road, Goudhurst
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1 Bluecoats Cottages, Blue Coats Lane, Goudhurst
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The neighbourhood at a glance
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.
Road noise across the postcode
Daytime· 07:00 – 23:00
48.3dB
Night-time· 23:00 – 07:00
40.7dB