Model valuation£417,0008 Busby Close
Local market context
Horseshoe Cottage, Forge Hill, Bethersden, Ashford, TN26 3AF
Extendable1 planning record
Estimated value
£371,000
- Since the 2020 sale (£300,000)+24%
- Against TN26 3AF's recent median (£418,000)-11%
Newest record on this page: August 2020. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
72 m²
775 sq ft
Energy rating
G
Score 13
Council tax
Band C
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
£371,000
- Against its 2020 sale (£300,000)+24%
- Against TN26 3AF's recent median (£418,000)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Horseshoe Cottage is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TN26 3AF. 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
72 m² from the EPC lodged in September 2019
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in TN26 3AF
5 sales, median £418,000 (2015–2004)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2020 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
17 August 2020Most recent
£300,000
Median price across the last 5 sales in TN26 3AF: £418,000 (2015–2004).
What this page doesn't show
1 potential issue has already been flagged for Horseshoe Cottage, Forge Hill, Bethersden, Ashford, TN26 3AF. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 Horseshoe Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Horseshoe Cottage is a two-bedroom detached house in Bethersden, Ashford, Ashford (TN26 3AF). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (September 2019) shows a G (score 13), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 77), a 4-band jump. Main heating runs on electricity. Other recorded features include a conservatory. Our model identifies extension potential, subject to local planning policy.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £371,000 is 23.7% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£387/sq ft) was about 209% above the typical sold price in the postcode. Sold August 2020 for £300,000. One historical planning record sits against the property in 2008.
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
- Bedrooms2
- Bathrooms1
- Dining roomYes
- ConservatoryYes
Outside
- Private gardenSide and rear
- GarageSingle
Building
- Extension potentialPossible
Before you decide
Everything you need to know about Horseshoe Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Horseshoe Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Sept 2019EPC Rating
A
B
C
D
E
F
G
G13
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
6.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 September 2029
Planning history
Applications and permits filed against Horseshoe Cottage, Forge Hill, Bethersden, Ashford, TN26 3AF, sourced from the PlanIt planning register.
1 application on record at Horseshoe Cottage, Forge Hill, Bethersden, Ashford, TN26 3AF
0decisions1nearby
- Jan 2008Tree WorksTreesOutcome in report
Description: To pollard by one third, 1 x Deciduous Conifer (T1)
- Reference
- 08/00012/AS/TC
Unlock Horseshoe Cottage, Forge Hill, Bethersden, Ashford, TN26 3AF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 1 notable nearby
- What the pattern means for extending or converting here
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Versus other Forge Hill homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Horseshoe Cottage lags the street by a wide margin.
EPC Rating
13 (G)
Street avg 68 (D)
Floor Area
72 m²
Street avg 120 m²
CO₂ Emissions
6.5 t/year
Street avg 3.9 t/year
Habitable Rooms
3 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
The Dene — bus stop.
Closest school
0.5 km
Bethersden Primary School. 1 school nearby.
Nearest schools
- Bethersden Primary SchoolPrimary547m
Nearest stops
- The DeneBus stop118m
- IronworksBus stop194m
- The GeorgeBus stop264m
- SchoolBus stop505m
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 3AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.5dB
Night-time· 23:00 – 07:00
39.7dB
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 BungalowEPC GNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£312k
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1 Beacon Cottages, Ashford Road, Bethersden
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3 bed
£261k
1 Chester Avenue, Bethersden
TN26 3BW
3 bed
£399k
1 Appledore Road, Woodchurch
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£457k
1 Eugene Cottages, High Halden
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1 Burnt Oak, Ashford Road, Bethersden
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2 bed1 bath
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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 Horseshoe Cottage is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in TN26 3AF. 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 Horseshoe Cottage. 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 Horseshoe Cottage was lodged in September 2019 at band G and is valid until September 2029. 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 Horseshoe 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 9 stops listed are measured in a straight line from TN26 3AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Horseshoe Cottage is in council tax band C. 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 Horseshoe Cottage, Forge Hill, Bethersden, Ashford, TN26 3AF. Each answer is also embedded as structured data for search engines.
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