Model valuation£417,0008 Busby Close
Local market context
Blackwall Farmhouse, Blackwall Road, Hinxhill, Ashford, TN25 5PA
Property type
Detached
Habitable rooms
7
From EPC
Floor area
176 m²
1894 sq ft
Energy rating
E
Score 43
Tenure
Owner Occupied
About Blackwall Farmhouse
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Blackwall Farmhouse is a detached house in Hinxhill, Ashford, Ashford (TN25 5PA). It has a recorded floor area of 176 m² (around 1894 sq ft) and construction records dating it to 1900-1929. The latest certificate (May 2023) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 67). Main heating runs on oil.
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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.
Blackwall Farmhouse's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2023EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 18 May 2033
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Planning history
Applications and permits filed against Blackwall Farmhouse, Blackwall Road, Hinxhill, Ashford, TN25 5PA, sourced from the PlanIt planning register.
Blackwall Farmhouse has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Blackwall Farmhouse has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£789,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 4 sales in TN25 5PA: £231,525 (2023–1996).
Versus other Blackwall Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Blackwall Farmhouse lags the street by a wide margin.
EPC Rating
43 (E)
Street avg 58 (D)
Floor Area
176 m²
Street avg 151 m²
CO₂ Emissions
12.0 t/year
Street avg 6.6 t/year
Habitable Rooms
7 rooms
Street avg 6 rooms
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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.
£741k
1 Herons Brook, Naccolt, Brook
TN25 5NX
5 bed4 bath
£844k
1 Chequers Park, Wye
TN25 5BA
5 bed
£735k
1 Dundas Park Farm Cottages, Elmsted
TN25 5JW
4 bed2 bath
£707k
1 Bowlfield, The Street, Hastingleigh
TN25 5HT
£648k
1 3, Scotton Street, Wye
TN25 5BU
3 bed
£587k
1 Goose Green, Blackwall Road, Hinxhill
TN25 5PA
£516k
1 Goodcheap Farm Cottage, Hinxhill
TN25 5NS
£512k
1 Holly Cottages, The Street, East Brabourne
TN25 5LS
3 bed1 bath
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
0.9 km
Givaudan — bus stop.
Closest school
1.9 km
The Norton Knatchbull School. 9 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 5PA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.4dB
Night-time· 23:00 – 07:00
37.2dB
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 Blackwall Farmhouse, Blackwall Road, Hinxhill, Ashford, TN25 5PA. Each answer is also embedded as structured data for search engines.