Sold STC Semi-detached

62 POPLICANS ROAD

ROCHESTER, CUXTON, MEDWAY ME2 1EJ

3 beds 1 baths 775 sq ft Listed 12 May 2023 (-1125d)

£330,000

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# 3 bedroom semi-detached house for sale (ME2 1EJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 62 POPLICANS ROAD, ROCHESTER, CUXTON, MEDWAY ME2 1EJ |
| Price | £330,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 72 m² |
| Last sold | £335,000 Aug 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £604/year
- **Est. upgrade cost to C:** £19,725

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8008-6523-8629-8307-8653)

## Description

The information provided about this property does not constitute or form part of an offer or contract, nor may be it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Wards, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

## Property Photos

- ![Front](/listings/photos/134738123/512247) - Front
- ![Rear Garden](/listings/photos/134738123/512249) - Rear Garden
- ![Lounge](/listings/photos/134738123/512251) - Lounge
- ![Kitchen/Diner](/listings/photos/134738123/512253) - Kitchen/Diner
- ![Bedroom 1](/listings/photos/134738123/512255) - Bedroom 1
- ![Bedroom 2](/listings/photos/134738123/512256) - Bedroom 2
- ![Rear Elevation](/listings/photos/134738123/512257) - Rear Elevation
- ![Workshop/Outbuildings](/listings/photos/134738123/512260) - Workshop/Outbuildings

## Floorplans

- ![Ground Floor](/listings/photos/134738123/512263) - Ground Floor
- ![First Floor](/listings/photos/134738123/512265) - First Floor

## FENSA Certificates

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

### FENSA Certificate #677201
- **Address:** 62 POPLICANS ROAD, CUXTON, ME2 1EJ
- **Certificate Issued:** 29/05/2003
- **Work Completed:** 22/04/2003
- **Items:** 6 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 62 POPLICANS ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EJ | £335,000 | 18/08/2023 | Semi-detached |
| 62 POPLICANS ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EJ | £205,000 | 17/07/2015 | Semi-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 |
|---------|-------|------|------|
| [Same street] 82 POPLICANS ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EJ | £400,000 | 30/11/2023 | Semi-detached |
| 20 WHITE LEAVES RISE, CUXTON, ROCHESTER, MEDWAY, ME2 1EG | £445,000 | 30/11/2023 | Semi-detached |
| 191 BUSH ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1HB | £370,000 | 18/08/2023 | Semi-detached |
| 118 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DU | £342,500 | 29/06/2023 | Semi-detached |
| 89 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DT | £330,000 | 12/05/2023 | Semi-detached |
| 8 LADYWOOD ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EW | £385,000 | 27/03/2023 | Semi-detached |
| 73 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DT | £407,250 | 21/12/2022 | Semi-detached |
| 24 WHITE LEAVES RISE, CUXTON, ROCHESTER, MEDWAY, ME2 1EG | £440,000 | 21/12/2022 | Semi-detached |
| [Same street] 90 POPLICANS ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EJ | £377,000 | 07/12/2022 | Semi-detached |
| 136 BUSH ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1HB | £552,000 | 10/10/2022 | Semi-detached |
| 76 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DT | £360,000 | 10/06/2022 | Semi-detached |
| 137 BUSH ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EZ | £425,000 | 06/05/2022 | Semi-detached |
| 18 LADYWOOD ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EW | £368,000 | 20/12/2021 | Semi-detached |
| 136 BUSH ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1HB | £300,000 | 03/12/2021 | Semi-detached |
| 12 NINE ACRES ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EL | £384,000 | 20/09/2021 | Semi-detached |
| 5 POPLICANS ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EH | £290,000 | 13/08/2021 | Semi-detached |
| 97 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DT | £235,000 | 23/07/2021 | Semi-detached |
| 38 LADYWOOD ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EW | £300,000 | 21/06/2021 | Semi-detached |

**Street average:** £388,500 (2 sales)
**Area average:** £370,859 (16 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £345,230 (37 Semi-detached, ME2, 2024–2026)
- **Deviation:** -4.4%

## Rental Range

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

- **Low:** £1,113/mo
- **Realistic:** £1,237/mo
- **Optimistic:** £1,361/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Medway & Swale (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £937/mo

## 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Charles Drive, ME2 | £1,700/mo | 3 | 0.35 miles | OpenRent |
| 3 Bed Semi-Detached House, Charles Drive, ME2 | £1,600/mo | 3 | 0.36 miles | OpenRent |
| 3 Bed Terraced House, Bristol Close, ME2 | £1,450/mo | 3 | 0.99 miles | OpenRent |

**Average rent: £1,583/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.2×
- **Monthly cashflow:** £115/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.4%

*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).*

## Price per Square Metre

- **£/m²:** £4,583/m²

## Capital growth trend

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

- **5y growth:** 17%
- **10y growth:** 24.1%

## House Price Index (HM Land Registry)

*Official index for Medway; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.5%
- **5y growth (index):** 18%
- **10y growth (index):** 46.3%

## 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)

Front Rear Garden Lounge Kitchen/Diner Bedroom 1 Bedroom 2 Rear Elevation Workshop/Outbuildings

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Property details

Tenure

FREEHOLD

Floor area

72 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£335,000 Aug 2023

Price per m²

£4,583/m²

Local average

£345,230 (-4.4%)

Deprivation

Decile 8 (25,100 of 33,755)

Street crime

13 incidents within 1 mile (Apr 2026)

Key features

Sold by Wards
Driveway for 2 cars
Potential for double garage to the rear, subject to the necessary planning permission
Planning permission granted for single storey extension
Sought after village location
Countryside walks to Ranscombe Farm
EPC energy rating D

Additional details

Parking: Driveway, Off street
Garden: Front garden, Back garden

Description

Situated in the sought after village of Cuxton is this semi-detached home that offers plenty of potential along with already being a fantastic property for the family. There is already planning permission in place for a single storey extension to the rear and there is the possibility of building a double garage to the rear of the home, subject to planning being obtained. The village of Cuxton offers excellent transport links, a high speed railway station, school and other amenities.Room sizes:Entrance HallLounge: 14'11 x 12'0 (4.55m x 3.66m)Kitchen/Diner: 14'11 x 13'10 (4.55m x 4.22m)LandingBedroom 1: 11'3 x 9'8 (3.43m x 2.95m)Bedroom 2: 10'3 x 8'9 (3.13m x 2.67m)Bedroom 3: 8'11 x 5'0 (2.72m x 1.53m)Bathroom: 6'10 x 5'9 (2.08m x 1.75m)DrivewayFront GardenRear Garden
The information provided about this property does not constitute or form part of an offer or contract, nor may be it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Wards, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

Listed by

Strood

Arun Estates

Reference: 134738123

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 02/06/2015

Current heating cost: £604/year

Potential heating cost: £422/year

Est. upgrade cost to C: £19,725

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Floor insulation (solid floor) (£4,000 - £6,000)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Ground Floor

First Floor

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #677201

Property Details

Street: 62 POPLICANS ROAD

Town: CUXTON

Postcode: ME2 1EJ

Installation Details

Items: 6 windows

Certificate Issued: 29/05/2003

Work Completed: 22/04/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

63% since 2015

Event	Date	Price	% change
Sold	18/08/2023 (2 years ago)	£335,000	+63.4%
Sold	17/07/2015 (10 years ago)	£205,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
Same street 82 POPLICANS ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EJ	£400,000	30/11/2023	Semi-detached
20 WHITE LEAVES RISE, CUXTON, ROCHESTER, MEDWAY, ME2 1EG	£445,000	30/11/2023	Semi-detached
191 BUSH ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1HB	£370,000	18/08/2023	Semi-detached
118 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DU	£342,500	29/06/2023	Semi-detached
89 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DT	£330,000	12/05/2023	Semi-detached
8 LADYWOOD ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EW	£385,000	27/03/2023	Semi-detached
73 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DT	£407,250	21/12/2022	Semi-detached
24 WHITE LEAVES RISE, CUXTON, ROCHESTER, MEDWAY, ME2 1EG	£440,000	21/12/2022	Semi-detached
Same street 90 POPLICANS ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EJ	£377,000	07/12/2022	Semi-detached
136 BUSH ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1HB	£552,000	10/10/2022	Semi-detached
76 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DT	£360,000	10/06/2022	Semi-detached
137 BUSH ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EZ	£425,000	06/05/2022	Semi-detached
18 LADYWOOD ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EW	£368,000	20/12/2021	Semi-detached
136 BUSH ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1HB	£300,000	03/12/2021	Semi-detached
12 NINE ACRES ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EL	£384,000	20/09/2021	Semi-detached
5 POPLICANS ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EH	£290,000	13/08/2021	Semi-detached
97 CHARLES DRIVE, CUXTON, ROCHESTER, MEDWAY, ME2 1DT	£235,000	23/07/2021	Semi-detached
38 LADYWOOD ROAD, CUXTON, ROCHESTER, MEDWAY, ME2 1EW	£300,000	21/06/2021	Semi-detached

Street average: £388,500 (2 sales)

Area average: £370,859 (16 sales)

Capital growth trend

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

5y growth 17%

10y growth 24.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Medway. Series: Semi-detached. As of March 2026.

1y (index) 1.5%

5y (index) 18%

10y (index) 46.3%

Rental Range

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

Low £1,113/mo

Realistic £1,237/mo

Optimistic £1,361/mo

Based on Local Authority from postcode lookup → Medway.

LHA (30th percentile) floor for Medway & Swale: £937/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View ME2 1EJ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Nine Acres Road	0.1 miles
Bus stop	Charles Drive	0.1 miles
Shop	The Co-operative Food	0.3 miles
Shop	Cuxton Mini-Market	0.3 miles
Train station	Cuxton	0.6 miles
Train station	Halling	1.8 miles
University	Unknown	2.8 miles
Hospital	The Somerfield Hospital	7.4 miles
University	University for the Creative Arts, Maidstone TV Studios	7.6 miles
Hospital	King's / Dartford Dialysis Unit	9.1 miles

Street-level crime

Category	Count
Violence and sexual offences	7
Other crime	3
Anti-social behaviour	1
Other theft	1
Shoplifting	1
Total incidents	13

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Cuxton Community Junior School	Primary	0.3 miles	Good — 4 Sep 2017
Cuxton Community Infant School	Primary	0.3 miles	Good — 2 Mar 2011
Bligh Primary School (Juniors)	Primary	1.3 miles	Good — 14 Sep 2023
Bligh Primary School (Infants)	Primary	1.3 miles	Outstanding — 3 Sep 2015
The Pilgrim School (A Church of England Primary With Nursery)	Primary	1.4 miles	Outstanding — 27 Apr 2015

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
3 Bed Semi-Detached House, Charles Drive, ME2	£1,700/mo	3	0.35 miles	OpenRent
3 Bed Semi-Detached House, Charles Drive, ME2	£1,600/mo	3	0.36 miles	OpenRent
3 Bed Terraced House, Bristol Close, ME2	£1,450/mo	3	0.99 miles	OpenRent

Average rent: £1,583/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 5.8%

Cost-to-rent ratio 17.2×

Monthly cashflow £115/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.4%

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).