Bokes Oast, Horns Hill, Hawkhurst, Cranbrook, TN18 4XG
About Bokes Oast
Bokes Oast is a detached house in Hawkhurst, Cranbrook, Cranbrook (TN18 4XG). It has a recorded floor area of 418 m² (around 4499 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (December 2024) shows an E (score 54), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since March 2009. Between certificates, hot-water efficiency went from Poor to Average and lighting went from Good to Very Good; while wall efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on oil.
Untraded for 20 years, with the last transfer in May 2006. Today's modelled estimate of £1,259,000 sits 74.9% above the 2006 sale of £720,000. On a £-per-square-foot basis, the last sale (£160/sq ft) was about 31.4% below the postcode norm. 5 planning records sit against the property, 2 approved, 1 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at Bokes Oast
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
Bokes Oast's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system upgraded
More low energy lighting installed
Planning history
- Jun 2016FullIn report
Retrospective: Change of use of building and land within its' curtilage to a mixed use of agricultural/forestry storage, plus storage of office files and equipment, domestic storage ancillary to Little Bokes and storage of equipment and machinery for Landscaping Contractor's business.
Retrospective- Documents
- 10 docs on file
- Reference
- 16/504199/FULL
- Jun 2009Loft ConversionFullIn report
Conversion of part of attic space into habitable accommodation including provision of new windows & rooflights
- Documents
- 25 docs on file
- Reference
- 09/01394/FUL
What's in Bokes Oast, Horns Hill, Hawkhurst, Cranbrook, TN18 4XG's planning history?
3 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
Bokes Oast valuation sits well clear of the typical sold price in this postcode.
£1,259,000
Modelled from EPC, postcode comparables.
£720,000
Recorded with HM Land Registry.
Sales timeline
4 May 2006Most recent
£720,000
Median price across the last 5 sales in TN18 4XG: £880,000 (2021–2008).
Everything we know about Bokes Oast, 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