# 3 bedroom detached bungalow for sale (CT4 6HR)

## Property Details

| Key | Value |
|-----|-------|
| Address | AVOCA, BLACK ROBIN LANE, CANTERBURY, KINGSTON, KENT CT4 6HR |
| Price | £475,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 81 m² |
| Last sold | £280,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** A
- **Expiry date:** 18/08/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £696/year
- **Est. upgrade cost to C:** £35,740

### Recommendations
- A (£100 - £350)
- W1 (£800 - £1,200)
- E (£15)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)
- V2 (£15,000 - £25,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8515-7428-3940-0891-5996)

## Description

Detached three bedroom bungalow positioned on a generous plot with several large workshops, garage and sheds all set within beautiful landscaped well-established generous gardens.

## Property Photos

- ![Photo 15](/listings/photos/150060341/1295263) - Photo 15
- ![Photo 2](/listings/photos/150060341/1295264) - Photo 2
- ![Photo 1](/listings/photos/150060341/1295265) - Photo 1
- ![Photo 10](/listings/photos/150060341/1295266) - Photo 10
- ![Photo 21](/listings/photos/150060341/1295267) - Photo 21
- ![Photo 16](/listings/photos/150060341/1295268) - Photo 16
- ![Photo 11](/listings/photos/150060341/1295269) - Photo 11
- ![Photo 18](/listings/photos/150060341/1295270) - Photo 18
- ![Photo 21](/listings/photos/150060341/1295271) - Photo 21
- ![Photo 13](/listings/photos/150060341/1295272) - Photo 13
- ![Photo 12](/listings/photos/150060341/1295273) - Photo 12
- ![Photo 14](/listings/photos/150060341/1295274) - Photo 14
- ![Photo 3](/listings/photos/150060341/1295275) - Photo 3
- ![Photo 9](/listings/photos/150060341/1295276) - Photo 9
- ![Photo 22](/listings/photos/150060341/1295277) - Photo 22
- ![Photo 17](/listings/photos/150060341/1295278) - Photo 17
- ![Photo 19](/listings/photos/150060341/1295279) - Photo 19
- ![Photo 19](/listings/photos/150060341/1295280) - Photo 19
- ![Photo 20](/listings/photos/150060341/1295281) - Photo 20

## Floorplans

- ![Floorplan 1](/listings/photos/150060341/1295282) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/150060341/1295283) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| AVOCA BLACK ROBIN LANE, KINGSTON, CANTERBURY, KENT, CT4 6HR | £280,000 | 14/11/2025 | Detached |
| AVOCA BLACK ROBIN LANE, KINGSTON, CANTERBURY, KENT, CT4 6HR | £330,000 | 17/02/2017 | Detached |
| AVOCA BLACK ROBIN LANE, KINGSTON, CANTERBURY, KENT, CT4 6HR | £260,000 | 02/11/2006 | Detached |
| AVOCA BLACK ROBIN LANE, KINGSTON, CANTERBURY, KENT, CT4 6HR | £122,000 | 08/07/1999 | 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 |
|---------|-------|------|------|
| THE PURLINS BLACK ROBIN LANE, KINGSTON, CANTERBURY, KENT, CT4 6HR | £1,100,000 | 30/05/2022 | Detached |

**Area average:** £1,100,000 (1 sale)

## Price vs local average

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

- **Local average:** £559,968 (21 Detached, CT4, 2024–2026)
- **Deviation:** -15.2%

## Rental Range

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

- **Low:** £1,148/mo
- **Realistic:** £1,276/mo
- **Optimistic:** £1,404/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,097/mo

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £159,500
- **Target investor price (1%):** £127,600

*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:** £5,864/m²

## Capital growth trend

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

- **5y growth:** -9.9%
- **10y growth:** 22.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.4%
- **5y growth (index):** 8.5%
- **10y growth (index):** 27.4%

## 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)