Model valuation£417,0008 Busby Close
Local market context
Lyndales, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
4 sales on record1 planning record
Estimated value
£451,000
- Since the 2017 sale (£399,995)+13%
- Against TN25 4JD's recent median (£425,000)+6%
Newest record on this page: June 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
110 m²
1184 sq ft
Energy rating
D
Score 61
Council tax
Band D
Tenure
Owner Occupied
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
£451,000
- Against its 2017 sale (£399,995)+13%
- Against TN25 4JD's recent median (£425,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Lyndales is modelled from its 110 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in TN25 4JD. 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
110 m² from the EPC lodged in December 2015
Sales of this home
4 sales recorded, the latest in 2017
Recent sales in TN25 4JD
5 sales, median £425,000 (2023–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Lyndales has more than doubled in price since the earliest registered sale in 2002.
Sales timeline
7 September 2017Most recent
£399,995
+42.9%over 5 years6 June 2012
£280,000
+12.9%over 5 years5 January 2007
£248,000
+47.2%over 4 years18 July 2002
£168,500
Median price across the last 5 sales in TN25 4JD: £425,000 (2023–2013).
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
£645,0001 Seaton Cottages, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
Sold Oct 2014
£345,000Birney Hill, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
Sold Sept 2013
£425,000Puckshill, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
Sold Sept 2010
£340,000
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About Lyndales
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Lyndales is a three-bedroom detached house in Boughton Lees, Ashford, Ashford (TN25 4JD). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (December 2015) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in February 2012 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Very Good to Good. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from December 2015, so improvements made since then won't be reflected.
Last sold in September 2017, so it's been off the market for around 9 years. Across the public record there are 4 sales, relatively high churn for a single property. One planning record on file: an extension approved in 2012. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved. Across 2002–2017, sale prices on this property compounded at 5.9% per year. Today's modelled estimate of £451,000 is 12.8% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£338/sq ft) was about 35.8% above the typical sold price in the postcode.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms1
Outside
- Private gardenRear
- ParkingOff road
Building
- RefurbishedYes
Before you decide
Everything you need to know about Lyndales
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 17 Dec 2025
Current Certificate(1 of 2)
Dec 2015
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 17 December 2025
Property Improvements
Changes detected from historical EPC data
Dec 2015from Feb 2012
EPC improved fromE50toD61
Planning history
Applications and permits filed against Lyndales, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD, sourced from the PlanIt planning register.
1 application on record at Lyndales, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD
1decisions1extensions6documents
- Oct 2012Garage ConversionFullOutcome in report
Extension: Single storey · Rear of property
Proposed garage conversion and single storey rear extension
Extension- Documents
- 6 docs on file
- Reference
- 12/01006/AS
Unlock Lyndales, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Pilgrims Way homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for Lyndales lags the street by a wide margin.
Price per m²
£3,636
Street avg £2,851
Floor Area
110 m²
Street avg 117 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
5.2 t/year
Street avg 5.6 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.
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.
Nearest schools
- Towers School and Sixth Form CentreSecondary1.9km
- Downs View Infant SchoolPrimary2.2km
- Kennington Church of England AcademyPrimary2.3km
- Goat Lees Primary SchoolPrimary2.6km
Nearest stops
- The Flying HorseBus stop194m
- The GreenBus stop296m
- Kempe's CornerBus stop1.1km
- RedhouseBus stop1.5km
Most reported crime locally
- Violence & Sexual Offences363 reports44%
- Anti-social Behaviour107 reports13%
- Criminal Damage & Arson83 reports10%
- Other Theft63 reports8%
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 4
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Late 20th centuryDetached HouseEPC D
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
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 Lyndales is modelled from its 110 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in TN25 4JD. 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. 4 sales are recorded for Lyndales. 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 Lyndales was lodged in December 2015 at band D and expired in December 2025, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Lyndales. 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 13 months, which places each incident at an approximate point. The 6 schools and 30 stops listed are measured in a straight line from TN25 4JD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Lyndales is in council tax band D. 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 Lyndales, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD. Each answer is also embedded as structured data for search engines.
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