Model valuation£417,0008 Busby Close
Local market context
Little Butts, Hamstreet Road, Ruckinge, Ashford, TN26 2NU
1 planning record
Estimated value
£508,000
- Against TN26 2NU's recent median (£454,500)+12%
Newest record on this page: October 2024. 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
123 m²
1324 sq ft
Energy rating
D
Score 57
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 2NU's recent median (£454,500)+12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Little Butts is modelled from its 123 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN26 2NU. 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
123 m² from the EPC lodged in October 2024
Sales of this home
No sale recorded since 1995
Recent sales in TN26 2NU
4 sales, median £454,500 (2016–1996)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2016 | 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.
Little Butts 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 4 sales in TN26 2NU: £454,500 (2016–1996).
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 Little Butts
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Little Butts is a detached house in Ruckinge, Ashford, Ashford (TN26 2NU). It has a recorded floor area of 123 m² (around 1324 sq ft) and construction records dating it to 1967-1975. The latest certificate (October 2024) shows a D (score 57), a step below the typical UK home. The recommended improvements would push it to C (score 79). Main heating runs on oil.
At 123 m² the property is well over the postcode median (75 m² across 4 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). One planning record on file: change of use to residential refused in 2021.
Before you decide
Everything you need to know about Little Butts
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.
Little Butts's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Oct 2024EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 October 2034
Planning history
Applications and permits filed against Little Butts, Hamstreet Road, Ruckinge, Ashford, TN26 2NU, sourced from the PlanIt planning register.
1 application on record at Little Butts, Hamstreet Road, Ruckinge, Ashford, TN26 2NU
1decisions19documents
Flagged:Change of use
- Jul 2021Change of UseFullOutcome in report
Change of use of part of the land adjacent to Little Butts, from horse grazing and the erection of a two storey dwelling.
- Documents
- 19 docs on file
- Reference
- 21/00635/AS
Unlock Little Butts, Hamstreet Road, Ruckinge, Ashford, TN26 2NU'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 19 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hamstreet Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Little Butts lags the street by a wide margin.
EPC Rating
57 (D)
Street avg 61 (D)
Floor Area
123 m²
Street avg 93 m²
CO₂ Emissions
6.3 t/year
Street avg 3.9 t/year
Habitable Rooms
6 rooms
Street avg 5 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
0.1 km
Marsh Road — bus stop.
Closest school
2.5 km
Hamstreet Primary Academy. 1 school nearby.
Nearest schools
- Hamstreet Primary AcademyPrimary2.5km
Nearest stops
- Marsh RoadBus stop118m
- Marsh RoadBus stop155m
- The White HorseBus stop1.8km
- Bournewood StoresBus stop2.2km
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 2NU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.2dB
Night-time· 23:00 – 07:00
37.4dB
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 gas
Because the property 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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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 Little Butts is modelled from its 123 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TN26 2NU. 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 Little Butts, 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 Little Butts was lodged in October 2024 at band D and is valid until October 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Little Butts. 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 10 stops listed are measured in a straight line from TN26 2NU, 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 Little Butts, Hamstreet Road, Ruckinge, Ashford, TN26 2NU. Each answer is also embedded as structured data for search engines.
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- Every home in TN26 2NUSold prices, values and energy ratings for the postcode
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