Sold STC Flat

12 WOODFORD COURT

BIRCHINGTON, KENT CT7 9DR

2 beds 1 baths 624 sq ft Listed 15 Sep 2016 (-3562d)

£139,995

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# 2 bedroom apartment for sale (CT7 9DR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 WOODFORD COURT, BIRCHINGTON, KENT CT7 9DR |
| Price | £139,995 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 58 m² |
| Last sold | £136,750 Feb 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/08/2026
- **Current heating cost:** £493/year
- **Est. upgrade cost to C:** £7,523

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0647-2860-7689-9976-4145)

## Description

GROUND FLOOR APARTMENT IN THE HEART OF BIRCHINGTON!

Miles & Barr are pleased to be offering this two bedroom ground floor apartment located in the sought after Woodford Court, Birchington. Conveniently situated within easy walking distance of Birchington's main shopping parade with its variety of shops, supermarkets and main line train station, the property itself also boasts two double bedrooms, a lounge, separate kitchen and a rear garden. In our opinion the property would benefit from modernisation throughout making it the perfect home for anyone wanting to put their own stamp on a property. The flat is being offered to the market with no onward chain, call Miles and Barr today on 01843 844 899 to book your viewing.

Birchington was once considered the epitome of modest. That statement may still be considered. Understated opulence: a wealth of late Victorian and Edwardian properties stand alongside flint or cliff-top cottages - Birchington really does have something for everyone. An array of bakers, an ice cream parlour and vintage shops make Birchington the perfect village location to base yourself if you still need to commute to the City. Located just minutes from the A299 with a journey of approximately 75 minutes to the O2 Arena and Greenwich. Of course if youd like a stress-free journey then just take the train from Birchington straight through to London Victoria. Travel in the other direction and just three stops along youll be able to enjoy the seaside towns of Margate, Broadstairs and Ramsgate. There are a number of schools within the village from nursery through to Secondary education and a doctors surgery. Those who enjoy sport will find a magnificent 18-hole golf club, windsurfing along Minnis Bay, (not forgetting the atmospheric Minnis Bar & Restaurant) endless miles of promenade for serious runners, gentle beach-top walks or just follow the Viking Trail bike rides. A popular residential area for young families, London commuters, second home purchasers and retired couples.

**Bathroom** - 3.18m x 1.57m (10'5 x 5'2) -

**Bedroom One** - 3.71m x 3.02m (12'2 x 9'11) -

**Kitchen** - 3.23m x 2.29m (10'7 x 7'6) -

**Bedroom Two** - 3.73m x 3.00m (12'3 x 9'10) -

**Lounge/Diner** - 4.11m x 3.96m (13'6 x 13') -

## Property Photos

- ![Photo](/listings/photos/61935983/580085)
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- ![Photo](/listings/photos/61935983/580099)
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- ![Photo](/listings/photos/61935983/580112)
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## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £136,750 | 16/02/2017 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GEOFFREY COURT, 39 FLAT 2 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG | £261,000 | 22/08/2025 | Flat |
| [Same street] 15 GARAGE WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £12,000 | 01/04/2025 | Other |
| [Same street] 15 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £135,000 | 28/02/2025 | Flat |
| [Same street] 20 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £205,000 | 14/06/2024 | Flat |
| 68 YEW TREE GARDENS, BIRCHINGTON, THANET, KENT, CT7 9AL | £252,000 | 12/12/2023 | Flat |
| TAPLIN COURT FLAT 7 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £135,000 | 24/11/2023 | Flat |
| TAPLIN COURT FLAT 16 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £85,000 | 05/10/2023 | Flat |
| TAPLIN COURT FLAT 19 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £85,000 | 07/08/2023 | Flat |
| [Same street] 8 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £130,000 | 31/03/2023 | Flat |
| [Same street] 36 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £225,000 | 30/03/2023 | Flat |
| [Same street] 39 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £185,000 | 24/03/2023 | Semi-detached |
| TAPLIN COURT FLAT 4 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £95,000 | 10/10/2022 | Flat |
| TAPLIN COURT FLAT 2 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £180,000 | 09/09/2022 | Flat |
| GEOFFREY COURT, 39 FLAT 18 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG | £199,995 | 26/08/2022 | Flat |
| TAPLIN COURT FLAT 18 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £108,000 | 10/08/2022 | Flat |
| TAPLIN COURT FLAT 12 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £145,000 | 09/08/2022 | Flat |
| OLANTIGH COURT FLAT 12 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EH | £375,000 | 20/07/2022 | Flat |
| 68 FLAT 1 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DS | £184,000 | 15/07/2022 | Flat |
| TAPLIN COURT FLAT 6 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £95,000 | 01/07/2022 | Flat |
| [Same street] 9 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £198,000 | 22/04/2022 | Flat |
| 11 FLAT 2 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG | £190,000 | 25/02/2022 | Flat |
| [Same street] 55 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £180,000 | 21/12/2021 | Flat |
| 81A STATION ROAD, BIRCHINGTON, THANET, KENT, CT7 9RE | £218,000 | 03/12/2021 | Flat |
| [Same street] 31 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £197,500 | 24/09/2021 | Flat |
| TAPLIN COURT FLAT 3 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £119,500 | 08/09/2021 | Flat |
| TAPLIN COURT FLAT 28 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £82,500 | 13/08/2021 | Flat |
| ROXBURY HOUSE, 115 FLAT 2 STATION ROAD, BIRCHINGTON, THANET, KENT, CT7 9RE | £195,000 | 14/07/2021 | Flat |
| OLANTIGH COURT FLAT 13 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EH | £230,000 | 22/06/2021 | Flat |

**Street average:** £163,056 (9 sales)
**Area average:** £170,263 (19 sales)

## Price vs local average

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

- **Local average:** £168,444 (9 Flat, CT7, 2024–2026)
- **Deviation:** -16.9%

## Rental Range

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

- **Low:** £997/mo
- **Realistic:** £1,108/mo
- **Optimistic:** £1,219/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £748/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 |
|------|------|------|------|------|
| 2 Bed Flat, Station Road, CT7 | £1,100/mo | 2 | 0.05 miles | OpenRent |
| 2 Bed Semi-Detached House, Station Road, CT7 | £1,280/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Station Road, CT7 | £995/mo | 2 | 0.08 miles | OpenRent |
| 2 Bed Flat, Station Road, CT7 | £995/mo | 2 | 0.08 miles | OpenRent |
| 2 Bed Maisonette, Station Road, CT7 | £1,050/mo | 2 | 0.1 miles | OpenRent |
| 2 Bed Bungalow, King Edward Road, CT7 | £1,550/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Terraced House, Coastguard Cottages, CT7 | £1,100/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Bungalow, The Warren Drive, CT8 | £1,550/mo | 2 | 0.84 miles | OpenRent |

**Average rent: £1,203/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.79% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 9.4%
- **Cost-to-rent:** 10.6×
- **Monthly cashflow:** £414/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.2%

*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:** £2,414/m²

## Capital growth trend

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

- **5y growth:** -31.3%
- **10y growth:** 8.9%

## House Price Index (HM Land Registry)

*Official index for Thanet; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -7.9%
- **5y growth (index):** -4.2%
- **10y growth (index):** 27.8%

## 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)

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Property details

Floor area

58 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£136,750 Feb 2017

Price per m²

£2,414/m²

Local average

£168,444 (-16.9%)

Deprivation

Decile 4 (11,195 of 33,755)

Street crime

49 incidents within 1 mile (Apr 2026)

Key features

Ground Floor Flat
Two Bedrooms
Close To Local Amenities
No Onward Chain
Close To Transport Links
Perfect To Put Your Own Stamp On

Additional details

Garden: Yes

Description

GROUND FLOOR APARTMENT IN THE HEART OF BIRCHINGTON!
Miles & Barr are pleased to be offering this two bedroom ground floor apartment located in the sought after Woodford Court, Birchington. Conveniently situated within easy walking distance of Birchington's main shopping parade with its variety of shops, supermarkets and main line train station, the property itself also boasts two double bedrooms, a lounge, separate kitchen and a rear garden. In our opinion the property would benefit from modernisation throughout making it the perfect home for anyone wanting to put their own stamp on a property. The flat is being offered to the market with no onward chain, call Miles and Barr today on 01843 844 899 to book your viewing.

Birchington was once considered the epitome of modest. That statement may still be considered. Understated opulence: a wealth of late Victorian and Edwardian properties stand alongside flint or cliff-top cottages - Birchington really does have something for everyone. An array of bakers, an ice cream parlour and vintage shops make Birchington the perfect village location to base yourself if you still need to commute to the City. Located just minutes from the A299 with a journey of approximately 75 minutes to the O2 Arena and Greenwich. Of course if youd like a stress-free journey then just take the train from Birchington straight through to London Victoria. Travel in the other direction and just three stops along youll be able to enjoy the seaside towns of Margate, Broadstairs and Ramsgate. There are a number of schools within the village from nursery through to Secondary education and a doctors surgery. Those who enjoy sport will find a magnificent 18-hole golf club, windsurfing along Minnis Bay, (not forgetting the atmospheric Minnis Bar & Restaurant) endless miles of promenade for serious runners, gentle beach-top walks or just follow the Viking Trail bike rides. A popular residential area for young families, London commuters, second home purchasers and retired couples.

Bathroom - 3.18m x 1.57m (10'5 x 5'2) -

Bedroom One - 3.71m x 3.02m (12'2 x 9'11) -

Kitchen - 3.23m x 2.29m (10'7 x 7'6) -

Bedroom Two - 3.73m x 3.00m (12'3 x 9'10) -

Lounge/Diner - 4.11m x 3.96m (13'6 x 13') -

Listed by

Birchington

The Lomond Group

Reference: 61935983

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 30/08/2016

Expiry date: 29/08/2026

Current heating cost: £493/year

Potential heating cost: £241/year

Est. upgrade cost to C: £7,523

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
High heat retention storage heaters and dual immersion cylinder (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	16/02/2017 (9 years ago)	£136,750	—

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
GEOFFREY COURT, 39 FLAT 2 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG	£261,000	22/08/2025	Flat
Same street 15 GARAGE WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£12,000	01/04/2025	Other
Same street 15 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£135,000	28/02/2025	Flat
Same street 20 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£205,000	14/06/2024	Flat
68 YEW TREE GARDENS, BIRCHINGTON, THANET, KENT, CT7 9AL	£252,000	12/12/2023	Flat
TAPLIN COURT FLAT 7 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£135,000	24/11/2023	Flat
TAPLIN COURT FLAT 16 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£85,000	05/10/2023	Flat
TAPLIN COURT FLAT 19 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£85,000	07/08/2023	Flat
Same street 8 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£130,000	31/03/2023	Flat
Same street 36 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£225,000	30/03/2023	Flat
Same street 39 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£185,000	24/03/2023	Semi-detached
TAPLIN COURT FLAT 4 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£95,000	10/10/2022	Flat
TAPLIN COURT FLAT 2 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£180,000	09/09/2022	Flat
GEOFFREY COURT, 39 FLAT 18 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG	£199,995	26/08/2022	Flat
TAPLIN COURT FLAT 18 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£108,000	10/08/2022	Flat
TAPLIN COURT FLAT 12 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£145,000	09/08/2022	Flat
OLANTIGH COURT FLAT 12 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EH	£375,000	20/07/2022	Flat
68 FLAT 1 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DS	£184,000	15/07/2022	Flat
TAPLIN COURT FLAT 6 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£95,000	01/07/2022	Flat
Same street 9 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£198,000	22/04/2022	Flat
11 FLAT 2 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG	£190,000	25/02/2022	Flat
Same street 55 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£180,000	21/12/2021	Flat
81A STATION ROAD, BIRCHINGTON, THANET, KENT, CT7 9RE	£218,000	03/12/2021	Flat
Same street 31 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£197,500	24/09/2021	Flat
TAPLIN COURT FLAT 3 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£119,500	08/09/2021	Flat
TAPLIN COURT FLAT 28 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£82,500	13/08/2021	Flat
ROXBURY HOUSE, 115 FLAT 2 STATION ROAD, BIRCHINGTON, THANET, KENT, CT7 9RE	£195,000	14/07/2021	Flat
OLANTIGH COURT FLAT 13 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EH	£230,000	22/06/2021	Flat

Street average: £163,056 (9 sales)

Area average: £170,263 (19 sales)

Capital growth trend

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

5y growth -31.3%

10y growth 8.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Thanet. Series: Flats and maisonettes. As of March 2026.

1y (index) -7.9%

5y (index) -4.2%

10y (index) 27.8%

Rental Range

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

Low £997/mo

Realistic £1,108/mo

Optimistic £1,219/mo

Based on Local Authority from postcode lookup → Thanet.

LHA (30th percentile) floor for Thanet: £748/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CT7 9DR

Nearby

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

Type	Name	Distance
Bus stop	The Square	0.1 miles
Train station	Birchington-on-Sea	0.2 miles
Shop	Quex Craft Village	0.6 miles
Shop	Minnis Bay Village Store	0.7 miles
Train station	Westgate-on-Sea	1.5 miles
Hospital	Queen Elizabeth The Queen Mother Hospital	3.6 miles
Hospital	Queen Victoria Memorial Hospital	7.0 miles
University	Careers and Employability Service	11.5 miles
University	Skills for Academic Success	11.5 miles

Street-level crime

Category	Count
Violence and sexual offences	21
Anti-social behaviour	10
Drugs	4
Other theft	3
Shoplifting	3
Bicycle theft	2
Burglary	2
Public order	2
Criminal damage and arson	1
Other crime	1
Total incidents	49

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
Birchington Church of England Primary School	Primary	0.4 miles	Good — 9 Feb 2016
The Llewellyn School and Nursery	Other	0.7 miles	Good — 21 Sep 2022
King Ethelbert School	Secondary	0.7 miles	Good — 7 Jul 2024
Ursuline College	Secondary	1.0 miles	Good — 12 Jan 2023
St Saviour's Church of England Junior School	Primary	1.2 miles	Good — 1 Apr 2014

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
2 Bed Flat, Station Road, CT7	£1,100/mo	2	0.05 miles	OpenRent
2 Bed Semi-Detached House, Station Road, CT7	£1,280/mo	2	0.06 miles	OpenRent
2 Bed Flat, Station Road, CT7	£995/mo	2	0.08 miles	OpenRent
2 Bed Flat, Station Road, CT7	£995/mo	2	0.08 miles	OpenRent
2 Bed Maisonette, Station Road, CT7	£1,050/mo	2	0.1 miles	OpenRent
2 Bed Bungalow, King Edward Road, CT7	£1,550/mo	2	0.52 miles	OpenRent
2 Bed Terraced House, Coastguard Cottages, CT7	£1,100/mo	2	0.73 miles	OpenRent
2 Bed Bungalow, The Warren Drive, CT8	£1,550/mo	2	0.84 miles	OpenRent

Average rent: £1,203/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.79%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 9.4%

Cost-to-rent ratio 10.6×

Monthly cashflow £414/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12.2%

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).

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