Model valuation£417,0008 Busby Close
Local market context
The Old Bakery, Flat 5, Victoria Crescent, Ashford, TN23 7HL
8 planning records
Estimated value
£165,000
- Since the 2022 sale (£170,000)-3%
- Against TN23 7HL's recent median (£325,000)-49%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 02
Habitable rooms
2
From EPC
Floor area
49 m²
527 sq ft
Energy rating
D
Score 60
Council tax
Band B
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£165,000
- Against its 2022 sale (£170,000)-3%
- Against TN23 7HL's recent median (£325,000)-49%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The Old Bakery is modelled from its 49 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TN23 7HL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
49 m² from the EPC lodged in September 2023
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in TN23 7HL
5 sales, median £325,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 8 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
5 July 2022Most recent
£170,000
Median price across the last 5 sales in TN23 7HL: £325,000 (2025–2022).
Nearby sales in TN23 7HL
2 Victoria Crescent, Ashford, TN23 7HL
Sold Oct 2025
£350,0003 Victoria Crescent, Ashford, TN23 7HL
Sold Jul 2025
£343,0004 Victoria Crescent, Ashford, TN23 7HL
Sold Dec 2024
£300,000The Old Auction Rooms, Unit B, Victoria Crescent, Ashford, TN23 7HL
Sold Feb 2023
£120,000The Old Bakery, Flat 3, Victoria Crescent, Ashford, TN23 7HL
Sold Jul 2022
£260,000
What this page doesn't show
1 potential issue has already been flagged for The Old Bakery, Flat 5, Victoria Crescent, Ashford, TN23 7HL. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About The Old Bakery
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Old Bakery is an end-of-terrace house in Ashford (TN23 7HL). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 2012 onwards and council tax band B. At 49 m² this is the 2nd smallest of 8 units on EPC record in The Old Bakery, where floor areas span 43–86 m². The building's EPC ratings span E to B across 8 units on file. The latest certificate (September 2023) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2013. Main heating runs on electricity.
At 49 m² it sits well below the postcode median (85 m² across 37 EPCs), making it one of the more compact homes locally. 8 planning records sit against the property, 7 approved, 0 refused. Past consents include an extension and change of use to residential, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 81.2% above the typical sold price in the postcode. Sold July 2022 for £170,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about The Old Bakery
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Sept 2023
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Rented
Certificate validity
Valid until 17 September 2033
Property Improvements
Changes detected from historical EPC data
Sept 2023from Apr 2013
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Hot Water
ImmersionMain System
Hot water system upgraded
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against The Old Bakery, Flat 5, Victoria Crescent, Ashford, TN23 7HL, sourced from the PlanIt planning register.
The Old Bakery has been through 7 approved planning applications — a well-evolved property.
8 applications on record at The Old Bakery, Flat 5, Victoria Crescent, Ashford, TN23 7HL
8decisions4extensions109documents3nearby
Flagged:Change of use
- Jun 2014ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Revised scheme to planning approval 10/01572/AS to change previously approved ground floor 2no. one bedroom residential apartments to 2no. two bedroom residential apartments and the addition of a single storey rear extension
- Documents
- 31 docs on file
- Reference
- 14/00316/AS
- More recent applications — locked
- ConditionsMar 2022Decision
- ConditionsJan 2021Decision
+ 5 more applications in the report
Unlock The Old Bakery, Flat 5, Victoria Crescent, Ashford, TN23 7HL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (8 on record)
- All 8 applications on this property in full, plus 3 notable nearby
- The 109 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Victoria Crescent homes
Four headline reads against 18 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, The Old Bakery runs well behind the street norm.
Price per m²
£3,469
Street avg £12,873
Floor Area
49 m²
Street avg 61 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
2.3 t/year
Street avg 1.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Ashford district page.
Rail-style transport is unusually close for this postcode.
Crime
247/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
John Wallis Square — bus stop.
Closest school
0.1 km
Victoria Road Primary School. 20 schools nearby.
Nearest schools
- Victoria Road Primary SchoolPrimary148m
- Ashford, St Mary's Church of England Primary SchoolPrimary944m
- Ashford Oaks Community Primary SchoolPrimary967m
- St Simon of England Roman Catholic Primary School, AshfordPrimary975m
Nearest stops
- John Wallis SquareBus stop156m
- Beaver Road BridgeBus stop254m
- Elwick RoadBus stop294m
- Ashford International Rail StationRailway station376m
Most reported crime locally
- Violence & Sexual Offences1,652 reports39%
- Anti-social Behaviour774 reports18%
- Criminal Damage & Arson378 reports9%
- Other Theft270 reports6%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around TN23 7HL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.1dB
Night-time· 23:00 – 07:00
42.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
21st century2nd Floor FlatEPC DNo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£186k
103 La Scierie Apartments, Victoria Crescent
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£187k
107 La Scierie Apartments, Victoria Crescent
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11 La Riviere Apartments, Victoria Crescent
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Flat
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for The Old Bakery is modelled from its 49 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TN23 7HL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for The Old Bakery. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for The Old Bakery was lodged in September 2023 at band D and is valid until September 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 8 applications are matched to The Old Bakery. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 17 months, which places each incident at an approximate point. The 20 schools and 30 stops listed are measured in a straight line from TN23 7HL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- The Old Bakery is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about The Old Bakery, Flat 5, Victoria Crescent, Ashford, TN23 7HL. Each answer is also embedded as structured data for search engines.
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- Every home in TN23 7HLSold prices, values and energy ratings for the postcode
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