# 104 BEACON DRIVE, BEAN, DARTFORD, KENT, DA2 8BQ

## Property details

- Slug: `3b60cbb` (address key hash: `3b60cbb7fde36fd96ddda7be8207e6fd8b6208a6`)
- Postcode: DA2 8BQ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 88 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £400,000 Feb 2026
- Price per m²: £4,545/m²
- Local average: £439,052 (29 sales)
- Street crime: 17 incidents within 1 mile (May 2026)

## Latest sale

- Price: £400,000
- Date: 2026-02-06
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 13/07/2035
- **Current heating cost:** £890/year
- **Est. upgrade cost to C:** £18,750

### Recommendations
- A2 (£900 - £1,200)
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9541-3052-0203-1045-7204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £400,000 | Semi-detached | +29% | £392,885 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-4874-8922-e063-4804a8c094d0) |
| Sold | 2019-05-09 | £310,000 | Semi-detached | — | £362,092 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/8a78b2af-a69b-5cb0-e053-6b04a8c0f504) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 104 BEACON DRIVE, BEAN, DARTFORD, KENT, DA2 8BQ | £400,000 | 06/02/2026 | Semi-detached |
| 104 BEACON DRIVE, BEAN, DARTFORD, KENT, DA2 8BQ | £310,000 | 09/05/2019 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [164925875](http://87.117.209.195:8080/listings/9df6272)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £400,000 |
| listed | 2025-07-24 | £400,000 |
| sold | 2019-01-01 | £310,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 STONEWOOD, BEAN, DARTFORD, KENT, DA2 8BY | £375,000 | 27/02/2025 | Semi-detached |
| 102 BEACON DRIVE, BEAN, DARTFORD, KENT, DA2 8BQ | £360,000 | 20/02/2023 | Semi-detached |
| 1 ANNIE COTTAGES, BEAN, DARTFORD, KENT, DA2 8AT | £475,000 | 23/09/2022 | Semi-detached |
| 2 SCHOOL LANE, BEAN, DARTFORD, KENT, DA2 8AL | £410,000 | 23/08/2022 | Semi-detached |
| 66 BEACON DRIVE, BEAN, DARTFORD, KENT, DA2 8BG | £475,000 | 23/08/2022 | Semi-detached |
| 4 DRUDGEON WAY, BEAN, DARTFORD, KENT, DA2 8BJ | £425,000 | 10/08/2022 | Semi-detached |
| 103 STONEWOOD, BEAN, DARTFORD, KENT, DA2 8BZ | £372,500 | 10/06/2022 | Semi-detached |
| 2 ANNIE COTTAGES, BEAN, DARTFORD, KENT, DA2 8AT | £415,000 | 09/06/2022 | Semi-detached |
| 31 SCHOOL LANE, BEAN, DARTFORD, KENT, DA2 8AL | £479,000 | 31/05/2022 | Semi-detached |
| 10 DRUDGEON WAY, BEAN, DARTFORD, KENT, DA2 8BJ | £390,000 | 27/05/2022 | Semi-detached |
| 17 SCHOOL LANE, BEAN, DARTFORD, KENT, DA2 8AL | £410,000 | 04/05/2022 | Semi-detached |
| 43 DRUDGEON WAY, BEAN, DARTFORD, KENT, DA2 8BJ | £485,500 | 13/04/2022 | Semi-detached |
| 117 BEACON DRIVE, BEAN, DARTFORD, KENT, DA2 8BW | £375,000 | 17/01/2022 | Semi-detached |
| 48 STONEWOOD, BEAN, DARTFORD, KENT, DA2 8BY | £420,000 | 25/11/2021 | Semi-detached |
| 46 STONEWOOD, BEAN, DARTFORD, KENT, DA2 8BY | £362,000 | 22/10/2021 | Semi-detached |
| 34 STONEWOOD, BEAN, DARTFORD, KENT, DA2 8BY | £358,000 | 30/09/2021 | Semi-detached |
| 6 SCHOOL LANE, BEAN, DARTFORD, KENT, DA2 8AL | £385,000 | 24/09/2021 | Semi-detached |
| 11 FOXWOOD ROAD, BEAN, DARTFORD, KENT, DA2 8BH | £390,000 | 03/09/2021 | Semi-detached |
| 50 BEACON DRIVE, BEAN, DARTFORD, KENT, DA2 8BG | £400,000 | 20/08/2021 | Semi-detached |
| 22 SCHOOL LANE, BEAN, DARTFORD, KENT, DA2 8AL | £405,000 | 30/07/2021 | Semi-detached |

**Area average:** £408,350 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 28.6%
- **10y growth:** 24.1%

## House Price Index (HM Land Registry)

*Official index for Dartford; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 9.6%
- **10y growth (index):** 30.4%

## Rental Range

*ONS Price Index of Private Rents (Dartford). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,406/mo
- **Realistic:** £1,562/mo
- **Optimistic:** £1,718/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for North West Kent (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Castle Hill, DA10 | £1,900/mo | 2 | 0.92 miles | OpenRent |

**Average rent: £1,900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,900/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.5×
- **Monthly cashflow:** £110/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 7 |
| Anti-social behaviour | 6 |
| Vehicle crime | 2 |
| Drugs | 1 |
| Other theft | 1 |
| **Total incidents** | **17** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Bean Primary School | Primary | 0.2 miles | Good — 28 Nov 2019 |
| Leigh Academy Cherry Orchard | Primary | 1.0 miles | Outstanding — 13 Dec 2021 |
| Ebbsfleet Green Primary School | Primary | 1.2 miles | Good — 11 May 2023 |
| Greenlands Primary School | Primary | 1.3 miles | Requires improvement — 2 Jul 2023 |
| Sedley's Church of England Primary School | Primary | 1.4 miles | Good — 24 Sep 2023 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #14377738
- **Address:** 104 Beacon Drive, Bean, DA2 8BQ
- **Certificate Issued:** 20/12/2020
- **Work Completed:** 03/12/2020
- **Items:** 3 window(s), 1 door(s)