Model valuation£417,0008 Busby Close
Local market context
Broadwater Down, Forge Hill, Aldington, Ashford, TN25 7DT
Notable views3 sales on record3 planning records
Estimated value
£1,283,000
- Since the 2022 sale (£1,340,000)-4%
- Against TN25 7DT's recent median (£375,000)+242%
Newest record on this page: December 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
6
Bathrooms
5
Floor area
291 m²
3132 sq ft
Energy rating
D
Score 55
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
£1,283,000
- Against its 2022 sale (£1,340,000)-4%
- Against TN25 7DT's recent median (£375,000)+242%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Broadwater Down is modelled from its 291 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in TN25 7DT. 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
291 m² from the EPC lodged in October 2021
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in TN25 7DT
5 sales, median £375,000 (2022–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Latest sale on Broadwater Down was the highest on Land Registry record across the postcode.
Sales timeline
16 December 2022Most recent
£1,340,000
+62.9%over 13 years14 July 2009
£822,500
+26.5%over 5 years27 February 2004
£650,000
Median price across the last 5 sales in TN25 7DT: £375,000 (2022–2015).
Nearby sales in TN25 7DT
St Martins Bungalow, Forge Hill, Aldington, Ashford, TN25 7DT
Sold Dec 2022
£250,000The Forge, Forge Hill, Aldington, Ashford, TN25 7DT
Sold Aug 2020
£375,000Shepherds Cottage, Forge Hill, Aldington, Ashford, TN25 7DT
Sold Mar 2019
£418,000Blackthorn House, Forge Hill, Aldington, Ashford, TN25 7DT
Sold Oct 2018
£375,000Shepherds House, Forge Hill, Aldington, Ashford, TN25 7DT
Sold Oct 2015
£257,000
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 Broadwater Down
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Broadwater Down is a six-bedroom detached house in Aldington, Ashford, Ashford (TN25 7DT). It has a recorded floor area of 291 m² (around 3132 sq ft), construction records dating it to 1983-1990 and council tax band G. The latest certificate (October 2021) shows a D (score 55), a step below the typical UK home. Main heating runs on oil. Other recorded features include notable views, a self-contained annexe and outbuildings.
At 291 m² the property is well over the postcode median (110 m² across 6 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include a garage conversion, an extension and a conservatory, meaningful when judging how the property has evolved. Across 2004–2022, sale prices on this property compounded at 3.9% per year. On a £-per-square-foot basis, the last sale (£428/sq ft) was about 102.2% above the typical sold price in the postcode. Last sale on file: £1,340,000 in December 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms6
- Bathrooms5
- StudyYes
Outside
- Private gardenYes
- GarageDouble
- OutbuildingsYes
- Notable viewsYes
Before you decide
Everything you need to know about Broadwater Down
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.
Broadwater Down's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Oct 2021EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 October 2031
Planning history
Applications and permits filed against Broadwater Down, Forge Hill, Aldington, Ashford, TN25 7DT, sourced from the PlanIt planning register.
Broadwater Down has an approved extension on the planning record.
3 applications on record at Broadwater Down, Forge Hill, Aldington, Ashford, TN25 7DT
3decisions3extensions13documents
- Dec 2004ConservatoryFullOutcome in report
Erection of a PVCU conservatory in a victorian/edwardian combination
Extension- Documents
- 4 docs on file
- Reference
- 04/01820/AS
- More recent applications — locked
- Garage ConversionNov 2007Decision
- Garage ConversionAug 2007Decision
Unlock Broadwater Down, Forge Hill, Aldington, Ashford, TN25 7DT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Forge Hill homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, Broadwater Down stands well clear of the street.
Price per m²
£4,605
Street avg £2,820
Floor Area
291 m²
Street avg 137 m²
Habitable Rooms
10 rooms
Street avg 5 rooms
CO₂ Emissions
11.0 t/year
Street avg 7.8 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
0.2 km
Walnut Tree Inn — bus stop.
Closest school
0.3 km
Aldington Primary School. 1 school nearby.
Nearest schools
- Aldington Primary SchoolPrimary297m
Nearest stops
- Walnut Tree InnBus stop206m
- Poulton WoodBus stop251m
- Fire StationBus stop281m
- Aldington MeadowBus stop595m
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 7DT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
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
Late 20th centuryDetached HouseEPC DNo mains gasPermanent outbuildings
Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,645 · 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 Bodiam Avenue, Kingsnorth
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Start your researchHow to read this page
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 Broadwater Down is modelled from its 291 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in TN25 7DT. 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 Broadwater Down. 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 Broadwater Down was lodged in October 2021 at band D and is valid until October 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Broadwater Down. 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 1 school and 12 stops listed are measured in a straight line from TN25 7DT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Broadwater Down 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 Broadwater Down, Forge Hill, Aldington, Ashford, TN25 7DT. Each answer is also embedded as structured data for search engines.
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