# HOAD HOUSE OAD STREET, BORDEN, SITTINGBOURNE, SWALE, KENT, ME9 8LB

## Property details

- Slug: `d0acafe` (address key hash: `d0acafea216f898fb0fd251142b17582fe0a6bcb`)
- Postcode: ME9 8LB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bathrooms: 2
- Floor area: 266 m²
- EPC rating: G
- Year built: England and Wales: before 1900
- Last sold: £705,000 Mar 2026
- Price per m²: £2,650/m²
- Local average: £580,185 (27 sales)
- Street crime: 5 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £705,000
- Date: 2026-03-12
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** G
- **Potential rating:** F
- **Expiry date:** 01/10/2035
- **Current heating cost:** £12,564/year
- **Est. upgrade cost to C:** £37,985

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- D (£150 - £250)
- G (£220 - £250)
- N (£4,000 - £7,000)
- O (£4,500 - £6,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1215-6105-9002-0000-6292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-12 | £705,000 | Detached | +166% | £705,000 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-491d-8922-e063-4804a8c094d0) |
| Sold | 1996-12-02 | £265,000 | Detached | — | £1,416,847 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/dc11fa3a-7d9d-441c-8343-f330c0711f95) |

*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 |
|---------|-------|------|------|
| HOAD HOUSE OAD STREET, BORDEN, SITTINGBOURNE, SWALE, KENT, ME9 8LB | £705,000 | 12/03/2026 | Detached |
| HOAD HOUSE OAD STREET, BORDEN, SITTINGBOURNE, SWALE, KENT, ME9 8LB | £265,000 | 02/12/1996 | Detached |

## Historic listings

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

- Matched listing: [163629815](http://87.117.209.195:8080/listings/f195d22)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £705,000 |
| listed | 2025-06-21 | £750,000 |
| sold | 1996-01-01 | £265,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE CHAPEL OAD STREET, BORDEN, SITTINGBOURNE, SWALE, KENT, ME9 8LB | £270,000 | 12/04/2023 | Detached |

**Area average:** £270,000 (1 sale)

## Capital growth trend

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

- **5y growth:** 11.8%
- **10y growth:** 6.2%

## House Price Index (HM Land Registry)

*Official index for Swale; Detached series; as of March 2026.*

- **1y growth (index):** 0%
- **5y growth (index):** 11.5%
- **10y growth (index):** 36.4%

## Rental Range

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

- **Low:** £982/mo
- **Realistic:** £1,091/mo
- **Optimistic:** £1,200/mo

## 1% Rule

- **Rent ratio:** 0.15% (weak for cashflow)
- **Max investor price (0.8%):** £136,375
- **Target investor price (1%):** £109,100

*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 Area rent estimate.*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[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 | 3 |
| Anti-social behaviour | 2 |
| **Total incidents** | **5** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Borden Church of England Primary School | Primary | 0.9 miles | — (Inspected (no overall grade)) |
| Bredgar Church of England Primary School | Primary | 1.3 miles | Good — 27 Feb 2012 |
| Westlands School | Secondary | 1.6 miles | Good — 20 Mar 2019 |
| Minterne Junior School | Primary | 1.8 miles | Good — 7 May 2014 |
| Westlands Primary School | Primary | 1.8 miles | — (Inspected (no overall grade)) |