Model valuation£417,0008 Busby Close
Local market context
Cold Comfort, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE
8 planning records
Estimated value
£891,000
- Against TN26 1HE's recent median (£285,000)+213%
Newest record on this page: November 2020. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
346 m²
3724 sq ft
Energy rating
C
Score 71
Council tax
Band F
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
£891,000
- Against TN26 1HE's recent median (£285,000)+213%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Cold Comfort is modelled from its 346 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN26 1HE. 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
346 m² from the EPC lodged in November 2020
Sales of this home
No sale recorded since 1995
Recent sales in TN26 1HE
5 sales, median £285,000 (2020–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2020 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 8 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.
Cold Comfort 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 TN26 1HE: £285,000 (2020–2001).
Nearby sales in TN26 1HE
Smithfield Farm House, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE
Sold Mar 2020
£615,000The Birches, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE
Sold Apr 2006
£162,500Goatley Farm House, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE
Sold Dec 2004
£359,500First Stop, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE
Sold Oct 2002
£285,000
What this page doesn't show
1 potential issue has already been flagged for Cold Comfort, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE. 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 Cold Comfort
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Cold Comfort is a detached house in Stubbs Cross, Ashford, Ashford (TN26 1HE). It has a recorded floor area of 346 m² (around 3724 sq ft), construction records dating it to 2012 onwards and council tax band F. The latest certificate (November 2020) shows a C (score 71). When first surveyed in April 2013 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Good to Very Good, roof efficiency went from Average to Very Good and window efficiency went from Very Poor to Good. The recommended improvements would push it to B (score 82). Main heating runs on bulk wood pellets.
At 346 m² the property is well over the postcode median (192 m² across 3 EPCs), placing it in the larger end of the local stock. 8 planning records sit against the property, 7 approved, 0 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Cold Comfort
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.
Current Certificate(1 of 2)
Nov 2020
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Average
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 November 2030
Property Improvements
Changes detected from historical EPC data
Nov 2020from Apr 2013
EPC improved fromD57toC71
Main Fuel
OilWood
Changed to a more efficient fuel source
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Wall Insulation
Insulated StoneInsulated Cavity
Wall insulation upgraded
Roof
AverageVery Good
Roof insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
7%100%
More low energy lighting installed
Planning history
Applications and permits filed against Cold Comfort, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE, sourced from the PlanIt planning register.
Cold Comfort has been through 7 approved planning applications — a well-evolved property.
8 applications on record at Cold Comfort, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE
8decisions2extensions89documents2nearby
- Oct 2014RenovationFullOutcome in report
Change in external materials with the insertion of rooflights on north & south elevations; insertion of doors to south, east & west elevations
- Documents
- 12 docs on file
- Reference
- 14/01201/AS
- More recent applications — locked
- ConditionsAug 2019Decision
- ExtensionJun 2019Decision
+ 5 more applications in the report
Unlock Cold Comfort, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (8 on record)
- All 8 applications on this property in full, plus 2 notable nearby
- The 89 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Magpie Hall Road homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Cold Comfort stands well clear of the street.
EPC Rating
71 (C)
Street avg 52 (E)
Floor Area
346 m²
Street avg 189 m²
CO₂ Emissions
2.3 t/year
Street avg 9.1 t/year
Habitable Rooms
6 rooms
Street avg 8 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
48/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Smithfields Crossroads — bus stop.
Closest school
1.3 km
Kingsnorth Church of England Primary School. 8 schools nearby.
Nearest schools
- Kingsnorth Church of England Primary SchoolPrimary1.3km
- Furley Park Primary AcademyPrimary1.6km
- The John Wallis Church of England AcademyAll-through1.9km
- The John Wallis Church of England AcademyAll-through1.9km
Nearest stops
- Smithfields CrossroadsBus stop232m
- Queens HeadBus stop976m
- Post OfficeBus stop1.2km
- Emperor WayBus stop1.3km
Most reported crime locally
- Violence & Sexual Offences300 reports42%
- Anti-social Behaviour91 reports13%
- Criminal Damage & Arson82 reports11%
- Other Theft62 reports9%
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 TN26 1HE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.4dB
Night-time· 23:00 – 07:00
35.9dB
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
21st centuryDetached HouseEPC CDetached over 300m²No mains gas
Because the property 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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1 Home Farm Cottage, Coach Drive, Hothfield
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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 Cold Comfort is modelled from its 346 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN26 1HE. 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 Cold Comfort, 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 Cold Comfort was lodged in November 2020 at band C and is valid until November 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 8 applications are matched to Cold Comfort. 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 15 months, which places each incident at an approximate point. The 8 schools and 30 stops listed are measured in a straight line from TN26 1HE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Cold Comfort is in council tax band F. 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 Cold Comfort, Magpie Hall Road, Stubbs Cross, Ashford, TN26 1HE. Each answer is also embedded as structured data for search engines.
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