Model valuation£417,0008 Busby Close
Local market context
Ruckinge House, Ruckinge, Ashford, TN26 2NT
1 planning record
Estimated value
£1,050,000
- Since the 2013 sale (£647,000)+62%
- Against TN26 2NT's recent median (£595,000)+76%
Newest record on this page: May 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
11
From EPC
Floor area
261 m²
2809 sq ft
Energy rating
D
Score 58
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
£1,050,000
- Against its 2013 sale (£647,000)+62%
- Against TN26 2NT's recent median (£595,000)+76%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Ruckinge House is modelled from its 261 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TN26 2NT. 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
261 m² from the EPC lodged in December 2014
Sales of this home
1 sale recorded, the latest in 2013
Recent sales in TN26 2NT
5 sales, median £595,000 (2022–1999)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2022 | 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.
Ruckinge House valuation sits well clear of the typical sold price in this postcode.
Sales timeline
1 September 2013Most recent
£647,000
Median price across the last 5 sales in TN26 2NT: £595,000 (2022–1999).
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 Ruckinge House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Ruckinge House is a detached house in Ruckinge, Ashford, Ashford (TN26 2NT). It has a recorded floor area of 261 m² (around 2809 sq ft) and construction records dating it to 1900-1929. The latest certificate (December 2014) shows a D (score 58), a step below the typical UK home. When first surveyed in August 2012 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and window efficiency went from Poor to Average; while lighting dropped from Poor to Very Poor and main heating dropped from Good to Average. The recommended improvements would lift it to B (score 85), a 2-band jump. Main heating runs on oil. The latest certificate is from December 2014, so improvements made since then won't be reflected.
At 261 m² the property is well over the postcode median (144 m² across 3 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £1,050,000 sits 62.3% above the 2013 sale of £647,000. On a £-per-square-foot basis, the last sale (£230/sq ft) was about 26.3% below the postcode norm. One planning record on file: an extension approved in 2000. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. On the market in September 2013 and unlisted since — roughly 13 years.
Before you decide
Everything you need to know about Ruckinge 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.
Ruckinge House's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Dec 2024
Current Certificate(1 of 2)
Dec 2014
EPC Rating
A
B
C
D
D58
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
Expired on 19 December 2024
Property Improvements
Changes detected from historical EPC data
Dec 2014from Aug 2012
EPC improved fromE50toD58
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Planning history
Applications and permits filed against Ruckinge House, Ruckinge, Ashford, TN26 2NT, sourced from the PlanIt planning register.
Ruckinge House has an approved extension on the planning record.
1 application on record at Ruckinge House, Ruckinge, Ashford, TN26 2NT
1decisions1extensions
- Feb 2000ConservatoryFullOutcome in report
Erection of two PVCu conservatories
Extension- Reference
- 99/01714/AS
Unlock Ruckinge House, Ruckinge, Ashford, TN26 2NT'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
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus the street
Three headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Ruckinge House runs well behind the street norm.
EPC Rating
58 (D)
Street avg 69 (C)
Floor Area
261 m²
Street avg 122 m²
CO₂ Emissions
11.0 t/year
Street avg 3.4 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
48/mo
Falling year-on-year across the wider district.
Nearest stop
0.7 km
Marsh Road — bus stop.
Closest school
2.1 km
Hamstreet Primary Academy. 1 school nearby.
Nearest schools
- Hamstreet Primary AcademyPrimary2.1km
Nearest stops
- Marsh RoadBus stop676m
- Marsh RoadBus stop715m
- Bournewood StoresBus stop1.7km
- Cock LaneBus stop1.8km
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 2NT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.5dB
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
Victorian-eraDetached HouseEPC DPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, 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.
£882k
1 Canal View, The Street, Appledore
TN26 2BQ
£857k
1 2 Bluebell Cottages, Warehorne
TN26 2LU
£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
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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 Ruckinge House is modelled from its 261 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TN26 2NT. 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. 1 sale is recorded for Ruckinge House. 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 Ruckinge House was lodged in December 2014 at band D and expired in December 2024, 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. 1 application is matched to Ruckinge 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 11 stops listed are measured in a straight line from TN26 2NT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Ruckinge House, Ruckinge, Ashford, TN26 2NT. Each answer is also embedded as structured data for search engines.
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- Every home in TN26 2NTSold prices, values and energy ratings for the postcode
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- Ruckinge House, Ruckinge, Ashford valuationHow the estimate is built and what moves it
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