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Horsegate Cottage, Bedgebury Road, Goudhurst, Cranbrook, TN17 2SJ

1 planning record
Property type
Detached
Habitable rooms
5
From EPC
Floor area
110 m²
1184 sq ft
Energy rating
D
Score 56
Tenure
Owner Occupied
Overview

About Horsegate Cottage

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

Horsegate Cottage is a detached house in Goudhurst, Cranbrook, Cranbrook (TN17 2SJ). It has a recorded floor area of 110 m² (around 1184 sq ft) and construction records dating it to before 1900. The latest certificate (July 2023) shows a D (score 56), a step below the typical UK home. When first surveyed in May 2021 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Good, window efficiency went from Poor to Good and hot-water efficiency went from Poor to Average. The recommended improvements would lift it to A (score 95), a 3-band jump. Main heating runs on oil.

At 110 m² it's 15.7% smaller than the typical home in the postcode (131 m² median across 6 EPCs). Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). One historical planning record sits against the property in 2009.

Before you offer

Know exactly what you're buying at Horsegate Cottage

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

Already flagged here

Larger development activity nearby
£9.99£14.99

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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Jul 2023

EPC Rating

A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jul 2023from May 2021
EPC improved fromF28toD56
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
Partial DoubleMostly Double

Windows upgraded, improving insulation

Roof
Very PoorGood

Roof insulation improved

Low Energy Lighting
60%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Horsegate Cottage, Bedgebury Road, Goudhurst, Cranbrook, TN17 2SJ, sourced from the PlanIt planning register.
  1. Mar 2009
    Outline
    In report

    EIA Screening Opinion - Detached garage to replace existing (TW09/00611)

    Documents
    3 docs on file
    Reference
    09/00612/EIASCR
    View planning record
Before you offer

We flagged 1 thing worth checking at Horsegate Cottage

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
£9.99£14.99

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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.

Horsegate Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£595,000

Modelled from EPC, postcode comparables.

See how we calculated this

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 2SJ: £560,000 (2023–2011).

Before you offerLaunch offer · save £5

Everything we know about Horsegate Cottage, 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
£9.99£14.99
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On the street

Versus other Bedgebury Road homes

Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, Horsegate Cottage stands well clear of the street.

EPC Rating

56 (D)

Street avg 41 (E)

Strongly above

Floor Area

110 m²

Street avg 142 m²

Below

CO₂ Emissions

5.5 t/year

Street avg 9.7 t/year

Strongly above

Habitable Rooms

5 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.
£587k

1 Crown Cottages, Bedgebury Road, Goudhurst

TN17 2RB

4 bed
£540k

1 Church Cottages, Church Road, Kilndown

TN17 2SF

3 bed
£675k

1 Camden Terrace, The Common, Sissinghurst

TN17 2HS

£486k

1 Coach Gates Cottages, The Street, Frittenden

TN17 2DG

£741k

1 Bramling Gardens, Sissinghurst

TN17 2DY

4 bed
£437k

1 Buckhurst Farm Cottages, Biddenden Road, Frittenden

TN17 2BE

£373k

1 Cressland Cottages, Cranbrook Road, Frittenden

TN17 2BL

£370k

1 Cranemill Cottages, Wilsley Pound, Sissinghurst

TN17 2HR

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

0.9 km

Rogers Rough Road — bus stop.

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 2SJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for TN17 2SJ

Daytime· 07:00 – 23:00

44.0dB

Low
Night-time road noise heatmap for TN17 2SJ

Night-time· 23:00 – 07:00

37.6dB

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 — 7 points of interest in total.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Horsegate Cottage, Bedgebury Road, Goudhurst, Cranbrook, TN17 2SJ. Each answer is also embedded as structured data for search engines.