2 Balcombes Cottages, Balcombes Hill, Goudhurst, Cranbrook, TN17 1AZ
About 2 Balcombes Cottages
2 Balcombes Cottages is a mid-terrace house in Goudhurst, Cranbrook, Cranbrook (TN17 1AZ). It has a recorded floor area of 69 m² (around 743 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (September 2023) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 2 certificates since September 2012. Between certificates, lighting went from Good to Very Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 82), a 2-band jump. Main heating runs on oil.
Know exactly what you're buying at 2 Balcombes Cottages
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
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
More low energy lighting installed
Planning history
2 Balcombes Cottages has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
We flagged 1 thing worth checking at 2 Balcombes Cottages
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
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Sales history & valuation
2 Balcombes Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£267,000
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 4 sales in TN17 1AZ: £262,500 (2021–2012).
Everything we know about 2 Balcombes Cottages, 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 Balcombes Hill homes
EPC Rating for 2 Balcombes Cottages runs comfortably ahead of the street norm.
EPC Rating
58 (D)
Street avg 44 (E)
Floor Area
69 m²
Street avg 72 m²
CO₂ Emissions
4.0 t/year
Street avg 4.8 t/year
Habitable Rooms
4 rooms
Street avg 4 rooms
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1 Holly Villas, Cranbrook Road, 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
0.2 km
War Memorial — bus stop.
Closest school
0.7 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
47.7dB
Night-time· 23:00 – 07:00
40.2dB