Model valuation£417,0008 Busby Close
Local market context
22 Ragstone Hollow, Aldington, Ashford, TN25 7DL
4 sales on record1 planning record
Estimated value
£312,000
- Since the 2024 sale (£310,000)+1%
- Against TN25 7DL's recent median (£226,000)+38%
Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
3
Bathroom
1
Floor area
103 m²
1109 sq ft
Energy rating
C
Score 69
Council tax
Band C
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
£312,000
- Against its 2024 sale (£310,000)+1%
- Against TN25 7DL's recent median (£226,000)+38%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Ragstone Hollow is modelled from its 103 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in TN25 7DL. 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
103 m² from the EPC lodged in January 2024
Sales of this home
4 sales recorded, the latest in 2024
Recent sales in TN25 7DL
5 sales, median £226,000 (2021–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | 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.
22 Ragstone Hollow valuation sits well clear of the typical sold price in this postcode.
Sales timeline
11 December 2024Most recent
£310,000
+21.6%over 5 years8 February 2019
£255,000
+6.3%over 1 year26 January 2018
£240,000
+29.7%over 3 years3 February 2014
£185,000
Median price across the last 5 sales in TN25 7DL: £226,000 (2021–2007).
Nearby sales in TN25 7DL
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 22 Ragstone Hollow
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Ragstone Hollow is a three-bedroom end-of-terrace house in Aldington, Ashford, Ashford (TN25 7DL). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (January 2024) shows a C (score 69), just inside the C band. When first surveyed in February 2009 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Average to Very Good, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Average; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to A (score 102), a 2-band jump. Main heating runs on electricity.
At 103 m² the property is well over the postcode median (51 m² across 22 EPCs), placing it in the larger end of the local stock. Sold December 2024 for £310,000. Across the public record there are 4 sales, relatively high churn for a single property. One planning record on file: an extension approved in 2005. Past consents include an extension, meaningful when judging how the property has evolved. Across 2014–2024, sale prices on this property compounded at 4.9% per year.
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
- Open-plan layoutYes
- Dining roomYes
Outside
- Private gardenFront
Before you decide
Everything you need to know about 22 Ragstone Hollow
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.
22 Ragstone Hollow's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 6)
Jan 2024
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
6.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 January 2034
Property Improvements
Changes detected from historical EPC data
Apr 2009from Feb 2009
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
80%0%
Low energy lighting percentage decreased
Apr 2013from Apr 2009
EPC improved fromE43toF38
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Heating Controls
ManualFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%20%
More low energy lighting installed
Apr 2013from Apr 2013
EPC improved fromF38toE39
Jan 2024from Apr 2013
EPC improved fromE39toC69
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Roof
GoodVery Good
Roof insulation improved
Low Energy Lighting
20%100%
More low energy lighting installed
Jan 2024from Jan 2024
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Planning history
Applications and permits filed against 22 Ragstone Hollow, Aldington, Ashford, TN25 7DL, sourced from the PlanIt planning register.
1 application on record at 22 Ragstone Hollow, Aldington, Ashford, TN25 7DL
1decisions1extensions5documents
Flagged:Retrospective
- Apr 2005ExtensionFullOutcome in report
Single storey family room with lobby (retrospective)
Retrospective- Documents
- 5 docs on file
- Reference
- 05/00398/AS
Unlock 22 Ragstone Hollow, Aldington, Ashford, TN25 7DL'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 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Ragstone Hollow homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Ragstone Hollow is notably below the street on years held.
Price per m²
£3,010
Street avg £3,482
Floor Area
103 m²
Street avg 63 m²
Habitable Rooms
5 rooms
Street avg 3 rooms
CO₂ Emissions
6.0 t/year
Street avg 3.7 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
0.1 km
Fire Station — bus stop.
Closest school
0.4 km
Aldington Primary School. 2 schools nearby.
Nearest schools
- Aldington Primary SchoolPrimary394m
- Mersham Primary SchoolPrimary2.7km
Nearest stops
- Fire StationBus stop82m
- Walnut Tree InnBus stop227m
- Poulton WoodBus stop601m
- Aldington MeadowBus stop941m
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 7DL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.3dB
Night-time· 23:00 – 07:00
37.1dB
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
Mid 20th centuryEnd-Terrace HouseEPC CNo mains gas
Because the property has no mains gas supply, 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 Downsberry Road, Kingsnorth
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3 bed2 bath
£375k
1 Cornfield Lane, Kingsnorth
TN25 7LW
3 bed2 bath
£488k
1 Avocet Way, Finberry
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£315k
1 Bill Deedes Way, Aldington
TN25 7ES
2 bed2 bath
£606k
1 Augustine Drive, Finberry
TN25 7GH
4 bed3 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 22 Ragstone Hollow is modelled from its 103 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in TN25 7DL. 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 22 Ragstone Hollow. 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 22 Ragstone Hollow was lodged in January 2024 at band C and is valid until January 2034. 6 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 22 Ragstone Hollow. 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 11 stops listed are measured in a straight line from TN25 7DL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Ragstone Hollow is in council tax band C. 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 22 Ragstone Hollow, Aldington, Ashford, TN25 7DL. Each answer is also embedded as structured data for search engines.
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- Every home in TN25 7DLSold prices, values and energy ratings for the postcode
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- 22 Ragstone Hollow, Aldington, Ashford valuationHow the estimate is built and what moves it
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