Model valuation£417,0008 Busby Close
Local market context
Cotton Hill House, Flat 3, Ruckinge Road, Hamstreet, Ashford, TN26 2HW
Estimated value
£160,000
Newest record on this page: June 2016. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor Ground
Habitable rooms
2
From EPC
Floor area
42 m²
452 sq ft
Energy rating
C
Score 78
Council tax
Band B
Tenure
Social Rental
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
£160,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Cotton Hill House is modelled from its 42 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN26 2HW. 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
42 m² from the EPC lodged in June 2016
Sales of this home
No sale recorded since 1995
Recent sales in TN26 2HW
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Cotton Hill House 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.
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 Cotton Hill House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Cotton Hill House is a semi-detached house in Hamstreet, Ashford, Ashford (TN26 2HW). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1976-1982 and council tax band B. At 42 m² this is the 8th smallest of 22 units on EPC record in Cotton Hill House, where floor areas span 24–88 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (June 2016) shows a C (score 78), near the top of the C band. The rating has held steady at C across 2 certificates since February 2015. Between certificates, wall efficiency went from Poor to Good and lighting went from Very Poor to Average. Main heating runs on oil. The latest certificate is from June 2016, so improvements made since then won't be reflected.
Before you decide
Everything you need to know about Cotton Hill House
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Jun 2026
Current Certificate(1 of 2)
Jun 2016
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
—
Main Fuel
Oil
Hot Water
Good
Windows
Average
CO2 Emissions
1.6 t/year
Occupancy
Rented
Certificate validity
Expired on 14 June 2026
Property Improvements
Changes detected from historical EPC data
Jun 2016from Feb 2015
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
0%33%
More low energy lighting installed
Planning history
Applications and permits filed against Cotton Hill House, Flat 3, Ruckinge Road, Hamstreet, Ashford, TN26 2HW, sourced from the PlanIt planning register.
Cotton Hill House has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Ruckinge Road homes
Four headline reads against 20 similar flats on this street, drawn from the latest EPC and Land Registry data.
Cotton Hill House outperforms the street on epc rating by a wide margin.
EPC Rating
78 (C)
Street avg 73 (C)
Floor Area
42 m²
Street avg 39 m²
CO₂ Emissions
1.6 t/year
Street avg 1.9 t/year
Habitable Rooms
2 rooms
Street avg 2 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.
Rail-style transport is unusually close for this postcode.
Crime
48/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Bournewood Stores — bus stop.
Closest school
0.6 km
Hamstreet Primary Academy. 1 school nearby.
Nearest schools
- Hamstreet Primary AcademyPrimary604m
Nearest stops
- Bournewood StoresBus stop86m
- Cock LaneBus stop234m
- The StreetBus stop326m
- Ham Street Rail StationRailway station426m
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 2HW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.1dB
Night-time· 23:00 – 07:00
40.0dB
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
Late 20th centuryGround Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£160k
Cotton Hill House, Flat 12, Ruckinge Road, Hamstreet
TN26 2HW
Flat
£160k
Cotton Hill House, Flat 15, Ruckinge Road, Hamstreet
TN26 2HW
Flat
£161k
Cotton Hill House, Flat 5, Ruckinge Road, Hamstreet
TN26 2HW
Flat
£158k
Cotton Hill House, Flat 16, Ruckinge Road, Hamstreet
TN26 2HW
Flat
£158k
Cotton Hill House, Flat 2, Ruckinge Road, Hamstreet
TN26 2HW
Flat
£163k
Cotton Hill House, Flat 1, Ruckinge Road, Hamstreet
TN26 2HW
Flat
£163k
Cotton Hill House, Flat 21, Ruckinge Road, Hamstreet
TN26 2HW
Flat
£157k
Cotton Hill House, Flat 22, Ruckinge Road, Hamstreet
TN26 2HW
Flat
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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 Cotton Hill House is modelled from its 42 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN26 2HW. 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 Cotton Hill House, 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 Cotton Hill House was lodged in June 2016 at band C and expired in June 2026, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Cotton Hill House. 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 1 school and 13 stops listed are measured in a straight line from TN26 2HW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Cotton Hill House is in council tax band B. 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 Cotton Hill House, Flat 3, Ruckinge Road, Hamstreet, Ashford, TN26 2HW. Each answer is also embedded as structured data for search engines.
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- Every home in TN26 2HWSold prices, values and energy ratings for the postcode
- TN 26 property marketPrices, postcodes, schools and transport across the district
- Cotton Hill House, Flat 3, Ruckinge Road, Hamstreet, Ashford valuationHow the estimate is built and what moves it
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