The Old Bakery, The Lees, Challock, Ashford, TN25 4BP

The Old Bakery is a detached house in Challock, Ashford, Ashford (TN25 4BP). It has a recorded floor area of 270 m² (around 2906 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (April 2016) shows an E (score 48), well below the UK norm with real room to improve. When first surveyed in December 2008 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and window efficiency went from Very Poor to Poor; while roof efficiency dropped from Average to Poor and lighting dropped from Good to Poor. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil. The latest certificate is from April 2016, so improvements made since then won't be reflected.

Held since May 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 270 m² the property is well over the postcode median (155 m² across 6 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2001–2009, sale prices on this property compounded at 8.9% per year. Today's modelled estimate of £810,000 is 41.4% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£197/sq ft) was about 21.4% below the postcode norm. One historical planning record sits against the property in 2020.