6 Balcombes Cottages, Balcombes Hill, Goudhurst, Cranbrook, TN17 1AZ
About 6 Balcombes Cottages
6 Balcombes Cottages is an end-of-terrace house in Goudhurst, Cranbrook, Cranbrook (TN17 1AZ). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (October 2019) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to A (score 93), a 4-band jump. Main heating runs on dual fuel.
One planning record on file: an extension approved in 2021. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £363,000 is 25.2% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£402/sq ft) was about 41.8% above the typical sold price in the postcode. Sold January 2020 for £290,000.
Know exactly what you're buying at 6 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
Planning history
- Feb 2021Loft ConversionFullIn report
Extension: Two storey · Side of property
Proposed two storey side extension with loft conversion including rear dormer; changes to fenestration and new cladding to first floor to existing house; new chimney; porch
- Agent
- Robert Shreeve Associates Ltd
Extension- Documents
- 11 docs on file
- Reference
- 20/03823/FULL
We flagged 1 thing worth checking at 6 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
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£363,000
Modelled from EPC, postcode comparables.
£290,000
Recorded with HM Land Registry.
Sales timeline
22 January 2020Most recent
£290,000
Median price across the last 3 sales in TN17 1AZ: £235,000 (2021–2012).
Nearby sales in TN17 1AZ
Everything we know about 6 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
6 Balcombes Cottages is notably below the street on floor area.
EPC Rating
43 (E)
Street avg 49 (E)
Floor Area
67 m²
Street avg 72 m²
CO₂ Emissions
5.8 t/year
Street avg 4.2 t/year
Habitable Rooms
5 rooms
Street avg 4 rooms
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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