# 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:** 6.2%
- **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).*