Bokes Farm, Horns Hill, Hawkhurst, Cranbrook, TN18 4XG
About Bokes Farm
Bokes Farm is a detached house in Hawkhurst, Cranbrook, Cranbrook (TN18 4XG). It has a recorded floor area of 369 m² (around 3972 sq ft). The latest certificate (July 2019) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79). Main heating runs on lpg.
It hasn't traded since August 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £1,448,000 sits 64.5% above the 2009 sale of £880,000. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at Bokes Farm
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Planning history
Bokes Farm has an approved single-storey rear extension on the planning record.
- Jul 2025OtherIn report
Prior Notification of agricultural development - Proposed farm track & hardstanding loading bay
- Agent
- DHA Planning Ltd
- Documents
- 9 docs on file
- Reference
- 25/01492/AGRIC
- Aug 2018ExtensionFullIn report
Extension: Single storey · Rear of property
Ground floor rear infill extension and first floor rear extension
- Agent
- Madgwick And Dottridge
- Documents
- 9 docs on file
- Reference
- 18/01926/FULL
What's in Bokes Farm, Horns Hill, Hawkhurst, Cranbrook, TN18 4XG's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
£1,448,000
Modelled from EPC, postcode comparables.
£880,000
Recorded with HM Land Registry.
Sales timeline
2 August 2009Most recent
£880,000
Median price across the last 5 sales in TN18 4XG: £720,000 (2021–2006).
Everything we know about Bokes Farm, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
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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
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.6 km
Horns Cross — bus stop.
Closest school
2.5 km
Hurst Green Church of England Primary School and Nursery. 2 schools 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
43.1dB
Night-time· 23:00 – 07:00
36.3dB