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Get startedCross Cottage, Manchester Road, Ninfield, Battle, TN33 9JX
About Cross Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Cross Cottage is a three-bedroom semi-detached house in Ninfield, Battle, Battle (TN33 9JX). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (September 2012) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in January 2012 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Poor to Average and main heating went from Average to Good; while lighting dropped from Average to Very Poor. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil. The latest certificate is from September 2012, so improvements made since then won't be reflected. Period features are noted in the property record.
Sale prices here have outpaced England HPI: 7.3% per year against 0% for the wider region. Today's modelled estimate of £485,000 is 15.5% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£355/sq ft) was about 58.8% above the typical sold price in the postcode. At 110 m² it's 23.6% larger than the typical home in the postcode (89 m² median across 40 EPCs). Sold September 2020 for £420,000.
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
- Bedrooms3
- Bathrooms2
- FireplaceYes
Outside
- Private garden
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Cross Cottage'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This certificate is over 10 years old and is no longer valid.Expired 16 Sept 2022
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Cross Cottage has more than tripled in price since its earliest registered sale in 2001.
Current estimate
See how we calculated this£485,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.3% per year over 19 years.
Last sold (2020)
£420,000
Growth on file: 7.3% per year over 19 years.
Sales timeline
Versus other Manchester Road homes
Four headline reads against 40 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m²
£3,818
Street avg £3,062
Floor Area
110 m²
Street avg 110 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Battle district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Road noise across the postcode
Modelled day and night-time noise levels around TN33 9JX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.7dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 17 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about Cross Cottage, Manchester Road, Ninfield, Battle, TN33 9JX. Each answer is also embedded as structured data for search engines.