Model valuation£417,0008 Busby Close
Local market context
Birney Hill, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
1 planning record
Property type
Detached
Habitable rooms
6
From EPC
Floor area
166 m²
1787 sq ft
Energy rating
E
Score 48
Council tax
Band G
Tenure
Owner Occupied
About Birney Hill
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Birney Hill is a detached house in Boughton Lees, Ashford, Ashford (TN25 4JD). It has a recorded floor area of 166 m² (around 1787 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (June 2013) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on oil. The latest certificate is from June 2013, so improvements made since then won't be reflected.
At 166 m² the property is well over the postcode median (105 m² across 8 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £690,000 sits 62.4% above the 2013 sale of £425,000. One planning record on file: partial demolition approved in 2023. Past consents include partial demolition, meaningful when judging how the property has evolved. 13 years since the last transfer (September 2013).
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Everything you need to know about Birney Hill
The true value, the hidden risks and the full sale history, in one report.
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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.
Birney Hill's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Jun 2023
Current Certificate
Jun 2013EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
10.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 25 June 2023
Get a survey for this property
Level 3 Building Survey
Mid 20th centuryDetached BungalowEPC EExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Planning history
Applications and permits filed against Birney Hill, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
1 application on record at Birney Hill, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
1decisions11documents
Flagged:Demolition
- Nov 2023DemolitionFullOutcome in report
Carport with additional storage/log store following demolition of existing garage.
- Documents
- 11 docs on file
- Reference
- PA/2023/1816
Unlock Birney Hill, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Birney Hill valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£690,000
Modelled from EPC, postcode comparables.
Last sold (2013)
£425,000
Recorded with HM Land Registry.
Sales timeline
15 September 2013Most recent
£425,000
Median price across the last 5 sales in TN25 4JD: £399,995 (2023–2014).
Nearby sales in TN25 4JD
3 Seaton Cottages, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
Sold Jun 2023
£325,000Valley Rood, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
Sold Dec 2018
£645,000Lyndales, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
Sold Sept 2017
£399,9951 Seaton Cottages, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
Sold Oct 2014
£345,000Puckshill, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
Sold Sept 2010
£340,000
Versus other Pilgrims Way homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Birney Hill outperforms the street on floor area by a wide margin.
Price per m²
£2,560
Street avg £3,030
Floor Area
166 m²
Street avg 110 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
10.0 t/year
Street avg 5.0 t/year
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Start your researchSimilar 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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1 Denelees, The Lees, Boughton Lees
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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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
63/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
The Flying Horse — bus stop.
Closest school
1.9 km
Towers School and Sixth Form Centre. 6 schools nearby.
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 TN25 4JD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.6dB
Night-time· 23:00 – 07:00
39.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Birney Hill, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD. Each answer is also embedded as structured data for search engines.