Detached 2 sales on record

12 HILL FARM VIEW

BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL

£730,000

Location

ME9 8XL

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

179 m²

EPC rating

Last sold

£730,000 Apr 2026

Price per m²

£4,078/m²

Local average

£590,690 (29 sales)

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 03/07/2024

Expiry date: 02/07/2034

Current heating cost: £509/year

Potential heating cost: £510/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	15/04/2026	£730,000	Detached	-0.7%	£730,000 to April 2026	View transaction
Sold	27/01/2025	£735,000	Detached	—	£726,775 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£730,000
listed	13/05/2025	£735,000
sold	01/01/2025	£735,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
8 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL	£560,000	15/12/2023	Detached
11 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL	£620,000	26/10/2023	Detached
10 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL	£750,000	15/09/2023	Detached

Area average: £643,333 (3 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 6.1%

10y growth 64.1%

House Price Index (HM Land Registry — official index, not sold-price averages): South East. Series: Detached. As of April 2026.

1y (index) -1.1%

5y (index) 13.2%

10y (index) 27.9%

Rental Range

Estimated market rent for South East. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,276/mo

Realistic £1,418/mo

Optimistic £1,560/mo

Based on Postcode area ME → South East.

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	As seen on
1 Bed Flat, Callaways Lane, ME9	£850/mo	1	OpenRent
3 Bed Semi-Detached House, Monarch Place, ME9	£1,750/mo	3	OpenRent
3 Bed Semi-Detached House, Monarch Place, ME9	£1,750/mo	3	OpenRent
3 Bed Semi-Detached House, Monarch Place, ME9	£1,750/mo	3	OpenRent
3 Bed Semi-Detached House, Monarch Place, ME9	£1,800/mo	3	OpenRent
3 Bed Semi-Detached House, Monarch Place, ME9	£1,850/mo	3	OpenRent

Average rent: £1,625/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.24%

Max investor price (0.8%) £218,750

Target investor price (1%) £175,000

Gross yield 2.9%

Cost-to-rent ratio 34.8×

Monthly cashflow £-1,325/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Flood zone data is not yet available for this property.

Street-level crime

Crime data is not yet available for this property.

FENSA

No FENSA certificates found for this address.

# 12 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL

## Property details

- Slug: `4934574` (address key hash: `49345741bc29187f9b4e0482cf0f5d09fe784873`)
- Postcode: ME9 8XL
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 5
- Bathrooms: 3
- Floor area: 179 m²
- EPC rating: B
- Last sold: £730,000 Apr 2026
- Price per m²: £4,078/m²
- Local average: £590,690 (29 sales)

## Latest sale

- Price: £730,000
- Date: 2026-04-15
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 02/07/2034
- **Current heating cost:** £509/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0872-3039-1303-4414-6204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-15 | £730,000 | Detached | -0.7% | £730,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-79b2-b8d0-e063-4704a8c08d98) |
| Sold | 2025-01-27 | £735,000 | Detached | — | £726,775 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2f7f2b43-8dca-e08f-e063-4804a8c05a49) |

*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 |
|---------|-------|------|------|
| 12 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £730,000 | 15/04/2026 | Detached |
| 12 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £735,000 | 27/01/2025 | Detached |

## Historic listings

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

- Matched listing: [161893145](http://87.117.209.195:8080/listings/76561d9)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £730,000 |
| listed | 2025-05-13 | £735,000 |
| sold | 2025-01-01 | £735,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £560,000 | 15/12/2023 | Detached |
| 11 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £620,000 | 26/10/2023 | Detached |
| 10 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £750,000 | 15/09/2023 | Detached |

**Area average:** £643,333 (3 sales)

## Capital growth trend

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

- **5y growth:** 6.1%
- **10y growth:** 64.1%

## House Price Index (HM Land Registry)

*Official index for South East; Detached series; as of April 2026.*

- **1y growth (index):** -1.1%
- **5y growth (index):** 13.2%
- **10y growth (index):** 27.9%

## Rental Range

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

- **Low:** £1,276/mo
- **Realistic:** £1,418/mo
- **Optimistic:** £1,560/mo

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | As seen on |
|------|------|------|------|
| 1 Bed Flat, Callaways Lane, ME9 | £850/mo | 1 | OpenRent |
| 3 Bed Semi-Detached House, Monarch Place, ME9 | £1,750/mo | 3 | OpenRent |
| 3 Bed Semi-Detached House, Monarch Place, ME9 | £1,750/mo | 3 | OpenRent |
| 3 Bed Semi-Detached House, Monarch Place, ME9 | £1,750/mo | 3 | OpenRent |
| 3 Bed Semi-Detached House, Monarch Place, ME9 | £1,800/mo | 3 | OpenRent |
| 3 Bed Semi-Detached House, Monarch Place, ME9 | £1,850/mo | 3 | OpenRent |

**Average rent: £1,625/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 2.9%
- **Cost-to-rent:** 34.8×
- **Monthly cashflow:** £-1,325/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.5%

*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).*