# 5 bedroom detached house for sale (ME9 8XL) ## Property Details | Key | Value | |-----|-------| | Address | 12 HILL FARM VIEW, SITTINGBOURNE, BOBBING, KENT ME9 8XL | | Price | £735,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Last sold | £730,000 Apr 2026 | ## 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) ## Description NO ONWARD CHAIN! | RECENTLY Built DETACHED House | FIVE Bedrooms | Spacious KITCHEN/DINING/FAMILY Room | Separate RECEPTION Room | Utility & WC | ENSUITES to TWO Bedrooms | CARPORT & DRIVEWAY | Far Reaching COUNTRYSIDE Views | Excellent TRANSPORT Links Nearby This recently built detached family home which is being sold with no onward chain offers a perfect blend of modern comfort and energy-efficient living, featuring an air source heat pump and underfloor heating throughout the ground floor. The spacious and thoughtfully designed layout includes a stunning open-plan kitchen, dining, and family room, ideal for everyday living and entertaining with direct access to the garden. There is a separate living room with an attractive bay window, a dedicated study, a utility room, and a convenient WC. Upstairs, the master bedroom and second bedroom both benefit from stylish en-suite bathrooms, while three further well-proportioned bedrooms are served by a contemporary family bathroom. Outside, the property has a carport and driveway for ample parking, as well as picturesque views over the surrounding countryside. Located within easy reach of excellent transport links, this home combines rural charm with commuter convenience. ///rams.ditched.gambles ## Property Photos - ![320735ed-f384-42b...](/listings/photos/161893145/1054808) - 320735ed-f384-42b... - ![95b72d1b-7793-466...](/listings/photos/161893145/1054810) - 95b72d1b-7793-466... - ![acbc02bf-31e5-4a0...](/listings/photos/161893145/1054813) - acbc02bf-31e5-4a0... - ![6b3b521f-a8d2-49a...](/listings/photos/161893145/1054816) - 6b3b521f-a8d2-49a... - ![22e92edf-f9a5-43e...](/listings/photos/161893145/1054817) - 22e92edf-f9a5-43e... - ![ed2f5066-e619-4a8...](/listings/photos/161893145/1054820) - ed2f5066-e619-4a8... - ![12cd04d9-37c4-432...](/listings/photos/161893145/1054822) - 12cd04d9-37c4-432... - ![67e34c7b-1205-480...](/listings/photos/161893145/1054824) - 67e34c7b-1205-480... - ![9ee532ca-1f4a-43d...](/listings/photos/161893145/1054826) - 9ee532ca-1f4a-43d... - ![02bae856-e925-47e...](/listings/photos/161893145/1054828) - 02bae856-e925-47e... - ![f86b89d0-2616-489...](/listings/photos/161893145/1054830) - f86b89d0-2616-489... - ![98b70219-0d3f-41f...](/listings/photos/161893145/1054833) - 98b70219-0d3f-41f... - ![efa2a4e4-5c7f-4f5...](/listings/photos/161893145/1054835) - efa2a4e4-5c7f-4f5... - ![e05f8fdf-0935-43a...](/listings/photos/161893145/1054837) - e05f8fdf-0935-43a... - ![753182f2-2a0d-479...](/listings/photos/161893145/1054839) - 753182f2-2a0d-479... - ![172834f7-fc1b-43a...](/listings/photos/161893145/1054842) - 172834f7-fc1b-43a... - ![e1e63b3e-2e06-456...](/listings/photos/161893145/1054844) - e1e63b3e-2e06-456... - ![40aa37f0-91fe-461...](/listings/photos/161893145/1054846) - 40aa37f0-91fe-461... - ![5d8ebfeb-ea03-4b2...](/listings/photos/161893145/1054849) - 5d8ebfeb-ea03-4b2... - ![52088672-7c49-4e5...](/listings/photos/161893145/1054851) - 52088672-7c49-4e5... - ![35498bf6-e38a-4b3...](/listings/photos/161893145/1054857) - 35498bf6-e38a-4b3... - ![01f64bf2-a957-465...](/listings/photos/161893145/1054858) - 01f64bf2-a957-465... - ![41baa909-e592-454...](/listings/photos/161893145/1054861) - 41baa909-e592-454... - ![65da9eb0-67d5-4cf...](/listings/photos/161893145/1054863) - 65da9eb0-67d5-4cf... - ![64ff8223-10cf-472...](/listings/photos/161893145/1054864) - 64ff8223-10cf-472... - ![a3aaff1b-39cb-46f...](/listings/photos/161893145/1054865) - a3aaff1b-39cb-46f... - ![9215ed5c-508e-47d...](/listings/photos/161893145/1054866) - 9215ed5c-508e-47d... - ![37283132-1fb3-46f...](/listings/photos/161893145/1054867) - 37283132-1fb3-46f... - ![ddf1d62b-670a-4f1...](/listings/photos/161893145/1054870) - ddf1d62b-670a-4f1... - ![Google Maps Image](/listings/photos/161893145/1054871) - Google Maps Image ## Floorplans - ![1282989 v1.jpg](/listings/photos/161893145/1054873) - 1282989 v1.jpg ## EPC Graphs - ![EPC Rating Graph](/listings/photos/161893145/1054874) - EPC Rating Graph ## 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 | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 24 KEYCOL HILL, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8ND | £300,000 | 28/11/2025 | Detached | | [Same street] 3 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £390,500 | 25/10/2024 | Semi-detached | | [Same street] 19 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £480,000 | 20/12/2023 | Semi-detached | | [Same street] 29 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £345,000 | 15/12/2023 | Semi-detached | | [Same street] 30 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £345,000 | 15/12/2023 | Semi-detached | | [Same street] 8 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £560,000 | 15/12/2023 | Detached | | 34 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £627,000 | 24/11/2023 | Detached | | [Same street] 11 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £620,000 | 26/10/2023 | Detached | | [Same street] 10 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £750,000 | 15/09/2023 | Detached | | 26 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £600,000 | 22/06/2023 | Detached | | 23 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £665,000 | 13/09/2022 | Detached | | 21 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £620,000 | 09/09/2022 | Detached | | 19 KEYCOL HILL, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8LZ | £340,000 | 23/08/2022 | Detached | | 6 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £670,000 | 30/06/2022 | Detached | | 8 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £795,000 | 17/06/2022 | Detached | | 18 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £725,000 | 17/06/2022 | Detached | | 14 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £665,000 | 10/06/2022 | Detached | | [Same street] 25 HILL FARM VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8XL | £2,255,000 | 17/05/2022 | Other | | 21 KEYCOL HILL, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8LZ | £395,000 | 30/03/2022 | Detached | | 35 KEYCOL HILL, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8LZ | £490,000 | 03/03/2022 | Detached | | 2 ROBIN CLOSE, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GS | £695,000 | 17/02/2022 | Detached | | 3 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £640,000 | 29/11/2021 | Detached | | 25 ROOKS VIEW, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8GB | £675,000 | 29/11/2021 | Detached | | 1 LADYFIELDS CLOSE, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8TA | £512,500 | 25/11/2021 | Detached | | 32 KEYCOL HILL, BOBBING, SITTINGBOURNE, SWALE, KENT, ME9 8ND | £460,000 | 28/10/2021 | Detached | | PENNY CROSS KEYCOL HILL, NEWINGTON, SITTINGBOURNE, SWALE, KENT, ME9 8NE | £450,000 | 29/09/2021 | Detached | **Street average:** £718,188 (8 sales) **Area average:** £573,583 (18 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £590,690 (29 Detached, ME9, 2024–2026) - **Deviation:** +24.4% ## 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 ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Medway & Swale (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,296/mo ## 1% Rule - **Rent ratio:** 0.19% (weak for cashflow) - **Max investor price (0.8%):** £177,250 - **Target investor price (1%):** £141,800 *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.* ## Price per Square Metre - **£/m²:** £4,106/m² ## 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% ## 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)