Model valuation£417,0008 Busby Close
Local market context
Goodrich Cottage, The Forstal, Mersham, Ashford, TN25 6NU
3 sales on record2 planning records
Estimated value
£873,000
- Since the 2013 sale (£592,000)+47%
- Against TN25 6NU's recent median (£950,000)-8%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
302 m²
3251 sq ft
Energy rating
E
Score 40
Council tax
Band G
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
£873,000
- Against its 2013 sale (£592,000)+47%
- Against TN25 6NU's recent median (£950,000)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Goodrich Cottage is modelled from its 302 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in TN25 6NU. 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
302 m² from the EPC lodged in May 2012
Sales of this home
3 sales recorded, the latest in 2013
Recent sales in TN25 6NU
5 sales, median £950,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Sale price has at least doubled since 2001.
Sales timeline
29 July 2013Most recent
£592,000
+48.0%over 9 years17 August 2003
£399,950
+35.6%over 2 years9 February 2001
£295,000
Median price across the last 5 sales in TN25 6NU: £950,000 (2025–2020).
Nearby sales in TN25 6NU
3 Alexandra Terrace, The Forstal, Mersham, Ashford, TN25 6NU
Sold Nov 2025
£995,000The Willows, The Forstal, Mersham, Ashford, TN25 6NU
Sold Sept 2022
£950,000Bell House, The Forstal, Mersham, Ashford, TN25 6NU
Sold Sept 2021
£1,388,0001 Alexandra Terrace, The Forstal, Mersham, Ashford, TN25 6NU
Sold Sept 2020
£285,000Franklin House, The Forstal, Mersham, Ashford, TN25 6NU
Sold Aug 2020
£500,000
What this page doesn't show
1 potential issue has already been flagged for Goodrich Cottage, The Forstal, Mersham, Ashford, TN25 6NU. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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
About Goodrich Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Goodrich Cottage is a detached house in Mersham, Ashford, Ashford (TN25 6NU). It has a recorded floor area of 302 m² (around 3251 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (May 2012) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on oil. The latest certificate is from May 2012, so improvements made since then won't be reflected.
At 302 m² the property is well over the postcode median (214 m² across 15 EPCs), placing it in the larger end of the local stock. Across 2001–2013, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £873,000 is 47.5% above the 2013 sale price. On a £-per-square-foot basis, the last sale (£182/sq ft) was about 25.1% below the postcode norm. 13 years since the last transfer (July 2013). 2 planning records sit against the property, 2 approved, 0 refused.
Before you decide
Everything you need to know about Goodrich Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Goodrich Cottage'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 14 May 2022
Current Certificate
May 2012EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Poor
CO2 Emissions
18.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 14 May 2022
Planning history
Applications and permits filed against Goodrich Cottage, The Forstal, Mersham, Ashford, TN25 6NU, sourced from the PlanIt planning register.
2 applications on record at Goodrich Cottage, The Forstal, Mersham, Ashford, TN25 6NU
2decisions20documents2nearby
- Aug 2015OutbuildingFullOutcome in report
Erection of a timber cabin games room 7m x 4.5m to the rear garden
- Documents
- 6 docs on file
- Reference
- 15/00846/AS
- More recent applications — locked
- FullOct 2019Decision
Unlock Goodrich Cottage, The Forstal, Mersham, Ashford, TN25 6NU'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, plus 2 notable nearby
- The 20 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other The Forstal homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, Goodrich Cottage stands well clear of the street.
Price per m²
£1,960
Street avg £4,246
Floor Area
302 m²
Street avg 186 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
18.0 t/year
Street avg 7.0 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
0.7 km
Cricket Club — bus stop.
Closest school
0.2 km
Mersham Primary School. 3 schools nearby.
Nearest schools
- Mersham Primary SchoolPrimary208m
- Finberry Primary SchoolPrimary2.7km
- Smeeth Community Primary SchoolPrimary3.0km
Nearest stops
- Cricket ClubBus stop726m
- OaklandsBus stop805m
- Bank RoadBus stop1.2km
- Mersham TurnBus stop1.3km
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 6NU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.1dB
Night-time· 23:00 – 07:00
36.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC EPre-1919 buildDetached over 300m²No mains gasSolid (non-cavity) walls
Because the property was built before 1919, is a large detached home over 300m², and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Similar 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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£754k
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£750k
1 Abbottsfield, Lees Road, Brabourne Lees
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4 bed4 bath
£1.0m
1 Bell Field, The Forstal, Mersham
TN25 6NU
5 bed
£651k
1 Cherry Glebe, Mersham
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4 bed2 bath
£638k
1 Beckley Place, Stone Street, Stanford
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£625k
1 Bern Hurst Close, Sellindge
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4 bed2 bath
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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 Goodrich Cottage is modelled from its 302 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in TN25 6NU. 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. 3 sales are recorded for Goodrich Cottage. 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 Goodrich Cottage was lodged in May 2012 at band E and expired in May 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Goodrich Cottage. 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 3 schools and 24 stops listed are measured in a straight line from TN25 6NU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Goodrich Cottage is in council tax band G. 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 Goodrich Cottage, The Forstal, Mersham, Ashford, TN25 6NU. Each answer is also embedded as structured data for search engines.
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