Sold STC Semi-detached

62 THE BULRUSHES

ASHFORD, KENT TN23 5GD

1 beds 1 baths 42 m² Listed 19 Dec 2025 (-248d)

£190,000

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# 1 bedroom semi-detached house for sale (TN23 5GD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 62 THE BULRUSHES, ASHFORD, KENT TN23 5GD |
| Price | £190,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £180,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 22/09/2029
- **Current heating cost:** £360/year

### Recommendations
- W1 (1,200)
- E (15)
- I (3,000)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8903-2276-5029-7326-7113)

## Description

A pleasantly appointed attached home in a quiet cul de sac setting just a short walk from convenient local amenities, schools, doctors and dentists.

The property comprises a sitting room, kitchen, one double bedroom and bathroom/WC.  A privately enclosed garden can be found adjacent along with allocated parking.  Double glazing and gas central heating are installed and the property is offered for sale with no onward chain.

**Open Plan Sitting Room / Kitchen** - 5.00m x 3.94m (16'5 x 12'11) - Double aspect, stairs to first floor, storage cupboard,

**First Floor:** -

**Landing** - Storage cupboard, doors to:

**Bedroom** - 3.53m x 2.82m (11'7 x 9'3) - Double glazed window, radiator.

**Bathroom** - Panelled bath with mixer tap and shower attachment, low level WC, pedestal hand basin, frosted double glazed window to side, radiator.

**Garden** - Privately enclosed space, mainly laid to lawn.

**Parking** - Allocated parking.

**Tenure** - Freehold.

**Services** - All main services are connected.

**Council Tax** - Ashford Borough Council Band: B.

## Property Photos

- ![2.jpg](/listings/photos/170438504/1687628) - 2.jpg
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- ![Untitled.jpg](/listings/photos/170438504/1687638) - Untitled.jpg

## Floorplans

- ![62TheBulrushes-Floorplan.jpg](/listings/photos/170438504/1687639) - 62TheBulrushes-Floorplan.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/170438504/1687640) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 62 THE BULRUSHES, ASHFORD, KENT, TN23 5GD | £180,000 | 20/03/2026 | 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 |
|---------|-------|------|------|
| 58 HOLT CLOSE, ASHFORD, KENT, TN23 5HZ | £265,000 | 20/11/2025 | Semi-detached |
| 50 HOLT CLOSE, ASHFORD, KENT, TN23 5HZ | £257,500 | 27/06/2025 | Semi-detached |
| 34 BRADBRIDGE GREEN, ASHFORD, KENT, TN23 5WA | £340,000 | 28/05/2025 | Semi-detached |
| 7 GARTON WAY, GREAT CHART, ASHFORD, KENT, TN23 5HH | £365,000 | 14/02/2025 | Semi-detached |
| 21 GRAVELLY FIELD, ASHFORD, KENT, TN23 5HR | £265,000 | 21/11/2024 | Semi-detached |
| [Same street] 19 THE BULRUSHES, ASHFORD, KENT, TN23 5GD | £400,000 | 27/10/2023 | Semi-detached |
| 20 DEYLEY WAY, ASHFORD, KENT, TN23 5HX | £373,000 | 24/10/2023 | Semi-detached |
| 19 MARMION WAY, ASHFORD, KENT, TN23 5HY | £310,000 | 05/06/2023 | Semi-detached |
| 11 BRADBRIDGE GREEN, ASHFORD, KENT, TN23 5WA | £412,000 | 20/12/2022 | Semi-detached |
| [Same street] 29 THE BULRUSHES, ASHFORD, KENT, TN23 5GD | £300,000 | 19/12/2022 | Semi-detached |
| [Same street] 50 THE BULRUSHES, ASHFORD, KENT, TN23 5GD | £360,000 | 09/12/2022 | Semi-detached |
| 27 GRAVELLY FIELD, ASHFORD, KENT, TN23 5HR | £316,000 | 02/12/2022 | Semi-detached |
| 15 GREY WILLOW GARDENS, ASHFORD, KENT, TN23 5GG | £275,000 | 22/11/2022 | Semi-detached |
| 68 BRADBRIDGE GREEN, ASHFORD, KENT, TN23 5WA | £325,000 | 16/11/2022 | Semi-detached |
| 51 BRADBRIDGE GREEN, ASHFORD, KENT, TN23 5WA | £320,000 | 29/09/2022 | Semi-detached |
| [Same street] 20 THE BULRUSHES, ASHFORD, KENT, TN23 5GD | £325,000 | 16/09/2022 | Semi-detached |
| 18 MARMION WAY, ASHFORD, KENT, TN23 5HY | £310,000 | 26/08/2022 | Semi-detached |
| 32 KIRK VIEW, GREAT CHART, ASHFORD, KENT, TN23 5HQ | £325,000 | 19/08/2022 | Semi-detached |
| [Same street] 38 THE BULRUSHES, ASHFORD, KENT, TN23 5GD | £358,000 | 28/07/2022 | Semi-detached |
| 41 DEYLEY WAY, ASHFORD, KENT, TN23 5HX | £355,000 | 08/07/2022 | Semi-detached |
| 25 BLUE FIELD, GREAT CHART, ASHFORD, KENT, TN23 5HN | £390,000 | 27/06/2022 | Semi-detached |
| 17 KIRK VIEW, GREAT CHART, ASHFORD, KENT, TN23 5HL | £320,000 | 09/06/2022 | Semi-detached |
| 115 IMPERIAL WAY, ASHFORD, KENT, TN23 5HT | £337,000 | 30/05/2022 | Semi-detached |
| 32 IMPERIAL WAY, ASHFORD, KENT, TN23 5HB | £295,000 | 14/03/2022 | Semi-detached |
| 9 GRAVELLY FIELD, ASHFORD, KENT, TN23 5HR | £310,000 | 11/03/2022 | Semi-detached |
| [Same street] 49 THE BULRUSHES, ASHFORD, KENT, TN23 5GD | £190,000 | 07/01/2022 | Semi-detached |

**Street average:** £322,167 (6 sales)
**Area average:** £323,275 (20 sales)

## Price vs local average

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

- **Local average:** £300,174 (43 Semi-detached, TN23, 2024–2026)
- **Deviation:** -36.7%

## Rental Range

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

- **Low:** £1,120/mo
- **Realistic:** £1,244/mo
- **Optimistic:** £1,368/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/mo

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £155,500
- **Target investor price (1%):** £124,400

*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:** £4,524/m²

## Capital growth trend

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

- **5y growth:** -3.6%
- **10y growth:** 25.3%

## House Price Index (HM Land Registry)

*Official index for Ashford; Semi-detached series; as of May 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 14.2%
- **10y growth (index):** 37.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

42 m²

Council tax band

EPC rating

Last sold

£180,000 Mar 2026

Price per m²

£4,524/m²

Local average

£300,174 (-36.7%)

Deprivation

Decile 7 (22,385 of 33,755)

Street crime

154 incidents within 1 mile (Jun 2026)

Key features

SOLD BY GOULD HARRISON
IDEAL FTB OR BTL OPPORTUNITY
PRIVATELY ENCLOSED GARDEN
ALLOCATED PARKING
GAS CENTRAL HEATING
DOUBLE GLAZING
NEARBY AMENITIES
CUL DE SAC POSITION
NO ONWARD CHAIN

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Driveway
Garden: Yes
Listed property: No
Restrictions: No
Flooded in last 5 years: No

Description

A pleasantly appointed attached home in a quiet cul de sac setting just a short walk from convenient local amenities, schools, doctors and dentists.
The property comprises a sitting room, kitchen, one double bedroom and bathroom/WC. A privately enclosed garden can be found adjacent along with allocated parking. Double glazing and gas central heating are installed and the property is offered for sale with no onward chain.

Open Plan Sitting Room / Kitchen - 5.00m x 3.94m (16'5 x 12'11) - Double aspect, stairs to first floor, storage cupboard,

First Floor: -

Landing - Storage cupboard, doors to:

Bedroom - 3.53m x 2.82m (11'7 x 9'3) - Double glazed window, radiator.

Bathroom - Panelled bath with mixer tap and shower attachment, low level WC, pedestal hand basin, frosted double glazed window to side, radiator.

Garden - Privately enclosed space, mainly laid to lawn.

Parking - Allocated parking.

Tenure - Freehold.

Services - All main services are connected.

Council Tax - Ashford Borough Council Band: B.

Listed by

Ashford

Gould and Harrison Estate Agents

Reference: 170438504

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 23/09/2019

Expiry date: 22/09/2029

Current heating cost: £360/year

Potential heating cost: £283/year

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

Recommendations

Floor insulation (suspended floor) (1,200)
Low energy lighting for all fixed outlets (15)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~8,628 m² (2.13 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

62TheBulrushes-Floorplan.jpg

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	20/03/2026 (5 months ago)	£180,000	—

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
58 HOLT CLOSE, ASHFORD, KENT, TN23 5HZ	£265,000	20/11/2025	Semi-detached
50 HOLT CLOSE, ASHFORD, KENT, TN23 5HZ	£257,500	27/06/2025	Semi-detached
34 BRADBRIDGE GREEN, ASHFORD, KENT, TN23 5WA	£340,000	28/05/2025	Semi-detached
7 GARTON WAY, GREAT CHART, ASHFORD, KENT, TN23 5HH	£365,000	14/02/2025	Semi-detached
21 GRAVELLY FIELD, ASHFORD, KENT, TN23 5HR	£265,000	21/11/2024	Semi-detached
Same street 19 THE BULRUSHES, ASHFORD, KENT, TN23 5GD	£400,000	27/10/2023	Semi-detached
20 DEYLEY WAY, ASHFORD, KENT, TN23 5HX	£373,000	24/10/2023	Semi-detached
19 MARMION WAY, ASHFORD, KENT, TN23 5HY	£310,000	05/06/2023	Semi-detached
11 BRADBRIDGE GREEN, ASHFORD, KENT, TN23 5WA	£412,000	20/12/2022	Semi-detached
Same street 29 THE BULRUSHES, ASHFORD, KENT, TN23 5GD	£300,000	19/12/2022	Semi-detached
Same street 50 THE BULRUSHES, ASHFORD, KENT, TN23 5GD	£360,000	09/12/2022	Semi-detached
27 GRAVELLY FIELD, ASHFORD, KENT, TN23 5HR	£316,000	02/12/2022	Semi-detached
15 GREY WILLOW GARDENS, ASHFORD, KENT, TN23 5GG	£275,000	22/11/2022	Semi-detached
68 BRADBRIDGE GREEN, ASHFORD, KENT, TN23 5WA	£325,000	16/11/2022	Semi-detached
51 BRADBRIDGE GREEN, ASHFORD, KENT, TN23 5WA	£320,000	29/09/2022	Semi-detached
Same street 20 THE BULRUSHES, ASHFORD, KENT, TN23 5GD	£325,000	16/09/2022	Semi-detached
18 MARMION WAY, ASHFORD, KENT, TN23 5HY	£310,000	26/08/2022	Semi-detached
32 KIRK VIEW, GREAT CHART, ASHFORD, KENT, TN23 5HQ	£325,000	19/08/2022	Semi-detached
Same street 38 THE BULRUSHES, ASHFORD, KENT, TN23 5GD	£358,000	28/07/2022	Semi-detached
41 DEYLEY WAY, ASHFORD, KENT, TN23 5HX	£355,000	08/07/2022	Semi-detached
25 BLUE FIELD, GREAT CHART, ASHFORD, KENT, TN23 5HN	£390,000	27/06/2022	Semi-detached
17 KIRK VIEW, GREAT CHART, ASHFORD, KENT, TN23 5HL	£320,000	09/06/2022	Semi-detached
115 IMPERIAL WAY, ASHFORD, KENT, TN23 5HT	£337,000	30/05/2022	Semi-detached
32 IMPERIAL WAY, ASHFORD, KENT, TN23 5HB	£295,000	14/03/2022	Semi-detached
9 GRAVELLY FIELD, ASHFORD, KENT, TN23 5HR	£310,000	11/03/2022	Semi-detached
Same street 49 THE BULRUSHES, ASHFORD, KENT, TN23 5GD	£190,000	07/01/2022	Semi-detached

Street average: £322,167 (6 sales)

Area average: £323,275 (20 sales)

Capital growth trend

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

5y growth -3.6%

10y growth 25.3%

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

1y (index) 1.8%

5y (index) 14.2%

10y (index) 37.4%

Rental Range

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

Low £1,120/mo

Realistic £1,244/mo

Optimistic £1,368/mo

Based on Local Authority from postcode lookup → Ashford.

LHA (30th percentile) floor for Chelmsford: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN23 5GD

Nearby

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

Type	Name	Distance
Bus stop	Kirk View	0.1 miles
Bus stop	Bradbridge Green	0.1 miles
Shop	Tip Top Hair Design	0.2 miles
Shop	Morrisons Daily	0.2 miles
Train station	Ashford International	1.7 miles
Hospital	WIlliam Harvey Hospital	3.5 miles
Hospital	William Harvey Hospital (Ashford)	3.5 miles
Train station	Pluckley	4.0 miles
University	Canterbury Christ Church University	11.1 miles

Street-level crime

Category	Count
Violence and sexual offences	69
Anti-social behaviour	29
Criminal damage and arson	13
Shoplifting	9
Public order	8
Other crime	5
Other theft	5
Bicycle theft	4
Burglary	3
Drugs	3
Possession of weapons	3
Vehicle crime	2
Robbery	1
Total incidents	154

Within 1 mile during Jun 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
Great Chart Primary School	Primary	0.3 miles	Outstanding — 18 Jul 2023
The John Wesley Church of England Methodist Voluntary Aided Primary School	Primary	0.5 miles	Good — 3 Feb 2012
The Wyvern School (Buxford)	Other	0.5 miles	Good — 2 May 2024
Beaver Green Primary School	Primary	0.7 miles	Good — 1 Nov 2017
Chilmington Green Primary School	Primary	0.8 miles	Good — 1 Feb 2023

Rental Comparables

Rental listings exist nearby, but none matched the 1-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.65%

Max investor price (0.8%) £155,500

Target investor price (1%) £124,400

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).