The Forge, Bedgebury Road, Goudhurst, Cranbrook, TN17 2SJ
About The Forge
The Forge is a detached house in Goudhurst, Cranbrook, Cranbrook (TN17 2SJ). It has a recorded floor area of 158 m² (around 1701 sq ft) and construction records dating it to before 1900. The latest certificate (August 2021) shows a G (score 17), near the bottom of the EPC scale. Earlier certificates rated it E (November 2015); the latest reading is 2 bands lower. Between certificates, lighting went from Poor to Very Good; while wall efficiency dropped from Good to Very Poor and roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 70), a 4-band jump. Main heating runs on oil.
At 158 m² the property is well over the postcode median (111 m² across 6 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). 4 planning records sit against the property, 3 approved, 0 refused. Past consents include subdivision and an extension, meaningful when judging how the property has evolved. Last changed hands 10 years ago, in November 2016. Across 2003–2016, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £776,000 is 20.3% above the 2016 sale price.
Know exactly what you're buying at The Forge
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 Forge's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Floor insulation added or improved
More low energy lighting installed
Windows upgraded, improving insulation
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- Feb 2015SubdivisionFullIn report
Change of use of disused forge to single dwelling. Dwelling numbers do not increase on site due to re-configuration of existing buildings
- Documents
- 33 docs on file
- Reference
- 14/503511/FULL
- Jan 2015ExtensionFullIn report
Extension: Side of property
Side extension
- Documents
- 13 docs on file
- Reference
- 14/506127/FULL
We flagged 1 thing worth checking at The Forge
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 Forge valuation sits well clear of the typical sold price in this postcode.
£776,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.9% per year over 13 years.
£645,000
Growth on file: 4.9% per year over 13 years.
Sales timeline
30 November 2016Most recent
£645,000
+87.0%over 13 years16 October 2003
£345,000
Median price across the last 5 sales in TN17 2SJ: £560,000 (2023–2003).
Nearby sales in TN17 2SJ
Stables Cottage, Bedgebury Road, Goudhurst, Cranbrook, TN17 2SJ
Sold Apr 2023
£300,000Home Farm, The Gardens, Bedgebury Road, Goudhurst, Cranbrook, TN17 2SJ
Sold Apr 2023
£300,000Spring Wood Lodge, Bedgebury Road, Goudhurst, Cranbrook, TN17 2SJ
Sold Jul 2012
£560,000Home Farm, Bedgebury Road, Goudhurst, Cranbrook, TN17 2SJ
Sold Jun 2011
£710,000The Pheasantry, Bedgebury Road, Goudhurst, Cranbrook, TN17 2SJ
Sold Aug 2003
£630,000
Everything we know about The Forge, 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 Bedgebury Road homes
CO₂ Emissions for The Forge lags the street by a wide margin.
EPC Rating
17 (G)
Street avg 48 (E)
Floor Area
158 m²
Street avg 134 m²
CO₂ Emissions
15.0 t/year
Street avg 8.1 t/year
Habitable Rooms
7 rooms
Street avg 6 rooms
Similar properties nearby
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1 Crown Cottages, Bedgebury Road, Goudhurst
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1 Coach Gates Cottages, The Street, Frittenden
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1 Buckhurst Farm Cottages, Biddenden Road, Frittenden
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1 Cressland Cottages, Cranbrook Road, Frittenden
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1 Cranemill Cottages, Wilsley Pound, Sissinghurst
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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
0.9 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.
Road noise across the postcode
Daytime· 07:00 – 23:00
44.0dB
Night-time· 23:00 – 07:00
37.6dB