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Valley Rood, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD

Notable views2 planning records

Estimated value

£798,000

  • Since the 2018 sale (£645,000)+24%
  • Against TN25 4JD's recent median (£345,000)+131%

Newest record on this page: June 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
5
Bathrooms
4
Floor area
163 m²
1755 sq ft
Energy rating
D
Score 64
Council tax
Band F
Tenure
Owner Occupied
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Valuation

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

£798,000

  • Against its 2018 sale (£645,000)+24%
  • Against TN25 4JD's recent median (£345,000)+131%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Valley Rood is modelled from its 163 m² EPC floor area, its 2 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

    163 m² from the EPC lodged in July 2017

  • Sales of this home

    2 sales recorded, the latest in 2018

  • Recent sales in TN25 4JD

    5 sales, median £345,000 (2023–2012)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on Valley Rood was the highest on Land Registry record across the postcode.

Sales timeline

  1. 20 December 2018Most recent

    £645,000

    +43.3%over 2 years

  2. 11 August 2016

    £450,000

Median price across the last 5 sales in TN25 4JD: £345,000 (2023–2012).

Risks

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

One time fee only - money back guarantee

Overview

About Valley Rood

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Valley Rood is a five-bedroom detached house in Boughton Lees, Ashford, Ashford (TN25 4JD). It has a recorded floor area of 163 m² (around 1755 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (July 2017) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in January 2016 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Average. The recommended improvements would push it to C (score 73). Main heating runs on oil. Other recorded features include a balcony, notable views and outbuildings.

At 163 m² the property is well over the postcode median (105 m² across 8 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Across 2016–2018, sale prices on this property compounded at 16.5% per year. Today's modelled estimate of £798,000 is 23.7% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£368/sq ft) was about 55% above the typical sold price in the postcode. Last sale on file: £645,000 in December 2018.

Specifications

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

  • Bedrooms5
  • Bathrooms4
  • Dining roomYes
  • Utility roomYes
  • EnsuiteYes

Outside

  • ParkingOff road
  • BalconyYes
  • OutbuildingsYes
  • Notable viewsYes
Before you decide

Everything you need to know about Valley Rood

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Jul 2017

EPC Rating

A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 26 July 2027

8 months remaining

Property Improvements

Changes detected from historical EPC data

Jul 2017from Jan 2016
EPC improved fromE47toD64
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water
ImmersionMain System

Hot water system upgraded

Windows
AverageGood

Window efficiency improved

Planning

Planning history

Applications and permits filed against Valley Rood, 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.

2 applications on record at Valley Rood, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD

2decisions2extensions14documents
Flagged:RetrospectiveDemolition
  1. Jan 2017
    DemolitionFull
    Outcome in report

    Extension: Rear of property

    Demolition of existing garage and lean-to. Construction of new two storey extension and single storey rear extension.

    Extension
    Documents
    9 docs on file
    Reference
    16/01266/AS
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock Valley Rood, 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 (2 on record)
  • All 2 applications on this property in full
  • The 14 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Pilgrims Way homes

Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.

Valley Rood outperforms the street on price per m² by a wide margin.

Price per m²

£3,957

Street avg £2,797

Strongly above

Floor Area

163 m²

Street avg 110 m²

Strongly above

Habitable Rooms

10 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

5.6 t/year

Street avg 5.6 t/year

On par
Area

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.
Full Ashford report

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.

Noise

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 road noise heatmap for TN25 4JD

Daytime· 07:00 – 23:00

46.6dB

Low
Night-time road noise heatmap for TN25 4JD

Night-time· 23:00 – 07:00

39.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)No mains gasPermanent outbuildings

Because the property has been extended more than once, has no mains gas supply, and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,220 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£833k

1 Clockhouse Park, Blind Lane, Challock

TN25 4AY

5 bed
£580k

1 Freathy Lane, Kennington

TN25 4QP

5 bed
£554k

1 Dexter Close, Kennington

TN25 4QG

5 bed3 bath
£661k

1 Cherrywood Rise

TN25 4QA

6 bed3 bath
£650k

1 Clevedon Court, Green Lane, Challock

TN25 4BW

4 bed2 bath
£790k

1 Eastwell Grange

TN25 4QS

£420k

1 Dunnock Road, Kennington

TN25 4QJ

3 bed
£389k

1 Almond Close

TN25 4PA

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Valley Rood is modelled from its 163 m² EPC floor area, its 2 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. 2 sales are recorded for Valley Rood. 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 Valley Rood was lodged in July 2017 at band D and is valid until July 2027. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Valley Rood. 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
Valley Rood is in council tax band F. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Valley Rood, Pilgrims Way, Boughton Lees, Ashford, TN25 4JD. Each answer is also embedded as structured data for search engines.

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