Model valuation£417,0008 Busby Close
Local market context
Woodborough, Priory Road, Bilsington, Ashford, TN25 7AT
2 planning records
Estimated value
£345,000
- Against TN25 7AT's recent median (£430,000)-20%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
4
From EPC
Floor area
60 m²
646 sq ft
Energy rating
F
Score 33
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
£345,000
- Against TN25 7AT's recent median (£430,000)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Woodborough is modelled from its 60 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN25 7AT. 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
60 m² from the EPC lodged in August 2025
Sales of this home
No sale recorded since 1995
Recent sales in TN25 7AT
5 sales, median £430,000 (2025–2005)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 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.
Woodborough has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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 5 sales in TN25 7AT: £430,000 (2025–2005).
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
About Woodborough
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Woodborough is a detached house in Bilsington, Ashford, Ashford (TN25 7AT). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (August 2025) shows an F (score 33), near the bottom of the EPC scale. Earlier certificates rated it E (March 2009); the latest reading is one band lower. Between certificates, roof efficiency went from Very Poor to Very Good, window efficiency went from Very Poor to Average and lighting went from Very Poor to Average; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Poor. The recommended improvements would lift it to A (score 94), a 5-band jump. Main heating runs on oil.
At 60 m² it sits well below the postcode median (128 m² across 3 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 1 approved, 1 refused.
Before you decide
Everything you need to know about Woodborough
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Aug 2025
EPC Rating
A
B
C
D
E
F
F33
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 August 2035
Property Improvements
Changes detected from historical EPC data
Aug 2025from Mar 2009
EPC improved fromE46toF33
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
AveragePoor
Hot water efficiency decreased
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
0%92%
More low energy lighting installed
Planning history
Applications and permits filed against Woodborough, Priory Road, Bilsington, Ashford, TN25 7AT, sourced from the PlanIt planning register.
2 applications on record at Woodborough, Priory Road, Bilsington, Ashford, TN25 7AT
2decisions10documents
- Dec 2007New BuildFullOutcome in report
Replacement dwelling
- Documents
- 3 docs on file
- Reference
- 07/01812/AS
- More recent applications — locked
- FullMay 2008Decision
Unlock Woodborough, Priory Road, Bilsington, Ashford, TN25 7AT'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 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Priory Road homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, Woodborough runs well behind the street norm.
EPC Rating
33 (F)
Street avg 45 (E)
Floor Area
60 m²
Street avg 115 m²
CO₂ Emissions
5.4 t/year
Street avg 7.4 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
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
Priory Road — bus stop.
Closest school
2.4 km
Aldington Primary School. 2 schools nearby.
Nearest schools
- Aldington Primary SchoolPrimary2.4km
- Mersham Primary SchoolPrimary2.7km
Nearest stops
- Priory RoadBus stop169m
- Priory RoadBus stop178m
- Stone Cross FarmBus stop1.2km
- Bank RoadBus stop1.4km
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 7AT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.2dB
Night-time· 23:00 – 07:00
36.8dB
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 BungalowEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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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1 Cornfield Lane, Kingsnorth
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3 bed2 bath
£317k
1 Beltex Place, Kingsnorth
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1 Badgers Close, Aldington
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£315k
1 Bill Deedes Way, Aldington
TN25 7ES
2 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 Woodborough is modelled from its 60 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN25 7AT. 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. No sale is recorded for Woodborough, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Woodborough was lodged in August 2025 at band F and is valid until August 2035. 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 Woodborough. 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 2 schools and 13 stops listed are measured in a straight line from TN25 7AT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Woodborough 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 Woodborough, Priory Road, Bilsington, Ashford, TN25 7AT. Each answer is also embedded as structured data for search engines.
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- Every home in TN25 7ATSold prices, values and energy ratings for the postcode
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