Model valuation£417,0008 Busby Close
Local market context
Willow Lodge, Bilsington Road, Ruckinge, Ashford, TN26 2PB
2 planning records
Last sold (2007)
£499,998
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- TN26 2PB recent median£465,000
Newest record on this page: March 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
5
Bathrooms
3
Council tax
Band D
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for Willow Lodge because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in TN26 2PB.
What an estimate needs
Floor area
No EPC on record
Sales of this home
2 sales recorded, the latest in 2007
Recent sales in TN26 2PB
5 sales, median £465,000 (2022–2005)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2022 | Latest available records, read when you order |
| Valuation | Not available | Analysed against comparable sales |
| Planning | 1 of 2 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
2 September 2007Most recent
£499,998
+42.9%over 6 years31 May 2001
£350,000
Median price across the last 5 sales in TN26 2PB: £465,000 (2022–2005).
Nearby sales in TN26 2PB
Marshside Farm, Bilsington Road, Ruckinge, Ashford, TN26 2PB
Sold Mar 2022
£880,000Willow Court, The Jersey, Bilsington Road, Ruckinge, Ashford, TN26 2PB
Sold Nov 2016
£465,000Marshwand House, Bilsington Road, Ruckinge, Ashford, TN26 2PB
Sold May 2007
£795,0003 Marshside Cottages, Bilsington Road, Ruckinge, Ashford, TN26 2PB
Sold Apr 2007
£190,000Danehurst, Bilsington Road, Ruckinge, Ashford, TN26 2PB
Sold Nov 2005
£350,000
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
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About Willow Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow Lodge is a five-bedroom property in Ruckinge, Ashford, Ashford (TN26 2PB). It has council tax band D. Other recorded features include a self-contained annexe and outbuildings. Period features are noted in the property record.
Untraded for 19 years, with the last transfer in September 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. 2 planning records sit against the property, 2 approved, 0 refused. Across 2001–2007, sale prices on this property compounded at 5.9% per year. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms5
- Bathrooms3
- Dining roomYes
- EnsuiteYes
- FireplaceYes
Outside
- DrivewayYes
- OutbuildingsYes
Building
- Period featuresYes
Before you decide
Everything you need to know about Willow Lodge
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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against Willow Lodge, Bilsington Road, Ruckinge, Ashford, TN26 2PB, sourced from the PlanIt planning register.
2 applications on record at Willow Lodge, Bilsington Road, Ruckinge, Ashford, TN26 2PB
2decisions
Flagged:Retrospective
- Mar 2000FullOutcome in report
Tennis court with 2.75m high black or green UPVC covered chainlink fence with 6 no. retractable lighting.
- Reference
- 00/00025/AS
- More recent applications — locked
- ConversionMay 2001Decision
Unlock Willow Lodge, Bilsington Road, Ruckinge, Ashford, TN26 2PB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full
- What the pattern means for extending or converting here
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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
0.3 km
Marsh Road — bus stop.
Closest school
2.9 km
Hamstreet Primary Academy. 1 school nearby.
Nearest schools
- Hamstreet Primary AcademyPrimary2.9km
Nearest stops
- Marsh RoadBus stop294m
- Marsh RoadBus stop329m
- The White HorseBus stop1.3km
- Bournewood StoresBus stop2.6km
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 2PB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.6dB
Night-time· 23:00 – 07:00
37.2dB
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
Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.
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
£453k
1 Glebe Villas, Warehorne
TN26 2LH
3 bed2 bath
£370k
1 Bunkley Meadow, Hamstreet
TN26 2HQ
3 bed1 bath
£857k
1 2 Bluebell Cottages, Warehorne
TN26 2LU
£882k
1 Canal View, The Street, Appledore
TN26 2BQ
£312k
1 Bank Side, Hamstreet
TN26 2EZ
3 bed1 bath
£311k
1 Elmtree, Appledore
TN26 2DL
3 bed1 bath
£495k
1 Anchor Cottages, Ruckinge
TN26 2NY
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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
- We don't publish an estimate for Willow Lodge because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in TN26 2PB.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for Willow Lodge. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for Willow Lodge. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Willow Lodge. 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 2PB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Willow Lodge is in council tax band D. 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 Willow Lodge, Bilsington Road, Ruckinge, Ashford, TN26 2PB. Each answer is also embedded as structured data for search engines.
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