Model valuation£417,0008 Busby Close
Local market context
River Cottage, The Street, Hamstreet, Ashford, TN26 2JH
1 planning record
Estimated value
£508,000
- Against TN26 2JH's recent median (£310,000)+64%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
127 m²
1367 sq ft
Energy rating
D
Score 59
Council tax
Band E
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
£508,000
- Against TN26 2JH's recent median (£310,000)+64%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for River Cottage is modelled from its 127 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN26 2JH. 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
127 m² from the EPC lodged in February 2026
Sales of this home
No sale recorded since 1995
Recent sales in TN26 2JH
5 sales, median £310,000 (2024–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
River Cottage 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 2JH: £310,000 (2024–2020).
Nearby sales in TN26 2JH
Tomcot, The Street, Hamstreet, Ashford, TN26 2JH
Sold Oct 2024
£450,0002 The Quinces, The Street, Hamstreet, Ashford, TN26 2JH
Sold Jul 2024
£310,0001 The Quinces, The Street, Hamstreet, Ashford, TN26 2JH
Sold Jun 2021
£331,0002 Sunnydale, The Street, Hamstreet, Ashford, TN26 2JH
Sold Apr 2021
£277,0003 The Quinces, The Street, Hamstreet, Ashford, TN26 2JH
Sold Feb 2020
£275,000
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
One time fee only - money back guarantee
About River Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
River Cottage is a detached house in Hamstreet, Ashford, Ashford (TN26 2JH). It has a recorded floor area of 127 m² (around 1367 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (February 2026) shows a D (score 59), a step below the typical UK home. When first surveyed in July 2010 the rating was G, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Average to Very Good and lighting went from Poor to Good; while hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 81), a 2-band jump. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.
One planning record on file: an extension approved in 2003. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about River Cottage
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.
River Cottage's carbon output is low for the local stock.
Current Certificate(1 of 2)
Feb 2026
EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
0.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 February 2036
Property Improvements
Changes detected from historical EPC data
Feb 2026from Jul 2010
EPC improved fromG4toD59
Heating System
Room HeatersHeat Pump
Heat pump installed, significantly improving energy efficiency
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Hot Water
PoorVery Poor
Hot water efficiency decreased
Windows
Partial DoubleMostly Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
13%92%
More low energy lighting installed
Planning history
Applications and permits filed against River Cottage, The Street, Hamstreet, Ashford, TN26 2JH, sourced from the PlanIt planning register.
River Cottage has an approved extension on the planning record.
1 application on record at River Cottage, The Street, Hamstreet, Ashford, TN26 2JH
1decisions1extensions3documents
- Jul 2003ExtensionFullOutcome in report
Building of new two storey extension to replace existing single height. Project to include relocation of bathroom, expansion of kitchen and creation of forth bedroom
- Documents
- 3 docs on file
- Reference
- 03/00460/AS
Unlock River Cottage, The Street, Hamstreet, Ashford, TN26 2JH'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 3 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other The Street homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, River Cottage stands well clear of the street.
EPC Rating
59 (D)
Street avg 50 (E)
Floor Area
127 m²
Street avg 135 m²
CO₂ Emissions
0.8 t/year
Street avg 6.1 t/year
Habitable Rooms
7 rooms
Street avg 7 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
Cock Lane — bus stop.
Closest school
0.6 km
Hamstreet Primary Academy. 1 school nearby.
Nearest schools
- Hamstreet Primary AcademyPrimary555m
Nearest stops
- Cock LaneBus stop115m
- The StreetBus stop219m
- Bournewood StoresBus stop264m
- Ham Street Rail StationRailway station391m
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 2JH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.1dB
Night-time· 23:00 – 07:00
43.6dB
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 HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£503k
1 Church Cottages, Church Lane, Kenardington
TN26 2NG
3 bed
£495k
1 Anchor Cottages, Ruckinge
TN26 2NY
£453k
1 Glebe Villas, Warehorne
TN26 2LH
3 bed2 bath
£429k
1 Brimstone Road, Hamstreet
TN26 2FA
£420k
1 Applegate Court, Appledore
TN26 2AQ
£412k
1 Farmers Grove, Warehorne
TN26 2FJ
£370k
1 Bunkley Meadow, Hamstreet
TN26 2HQ
3 bed1 bath
£366k
1 Banbury Villas, Hamstreet
TN26 2DS
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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 River Cottage is modelled from its 127 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN26 2JH. 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 River Cottage, 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 River Cottage was lodged in February 2026 at band D and is valid until February 2036. 2 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 River Cottage. 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 14 stops listed are measured in a straight line from TN26 2JH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- River Cottage is in council tax band E. 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 River Cottage, The Street, Hamstreet, Ashford, TN26 2JH. Each answer is also embedded as structured data for search engines.
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- River Cottage, The Street, Hamstreet, Ashford valuationHow the estimate is built and what moves it
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