The Granary, Lime Kiln Farm, The Cut, Smarden, Ashford, TN27 8QN

UPRN:10012841040Detached House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: -EPC: D (62)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Granary, Lime Kiln Farm, The Cut, Smarden, Ashford, TN27 8QN

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

15 of 21 sources

Sale Estimate

£935,000

£748k - £1.12MLow

Estimate

£935k

Range

£748k – £1.12M

Rent Estimate (pcm)

£2,750

£2k - £3k

Monthly

£2,750

Yield

3.00%

Verdict

Derived from HomePortfolio scores

The Granary earns an INVESTIGATE rating with HP Score 59/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (6/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

6/ 100

Low

Transit & Bike

Transit 3Bike 26

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.0%; range width penalty ×0.65
- valuation_snapshotsrent estimate 2750/mo (range 2400-3150)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,749/mo, -100% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Risk & liquidity9.2/15
135 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,100,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,400-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£1,809/mo
Cash on cash: -5.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.74 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsrent estimate 2750/mo (range 2400-3150)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2750/mo (range 2400-3150)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£935,000

Rent Estimate (pcm)£2,750

Gross Yield3.00%

1y Growth-

3y Growth-4.0%

5y Growth-1.1%

10y Growth+1.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN27 8QN

Approval Rate

-12mo

Development

low

PA/2026/1725
Change of use to land to extend garden land and a new outdoor swimming pool and associated single storey outbuilding together with associated hard landscaping works (part retrospective)
Pending
PA/2025/2350
Variation of condition 9 (number of caravans) of planning permission 09/00036/AS for Change of use of land for a Travelling Showpeople’s winter quarters and alterations to existing access to allow for 4no additional caravans.
Pending
PA/2025/1338
The use of land for the stationing of caravans for residential purposes and hardstanding and dayroom ancillary to that use, and the formation of a new access.
Pending

View Planning Timeline

Ownership

Corporate Ownership78.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,991

Population Density-

Owner Occupied76%

Age Distribution

0-15 18%16-64 59%65+ 23%

View Area Profile

Schools Nearby

Smarden Primary School
1.2 mi
Good
John Mayne Church of England Primary School
2.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Greenfields School
2.8 mi
Good
Headcorn Primary School
2.9 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Lime Kiln Farm
-
£1.04M
-
Lime Kiln Farm Buildings The Cut
-
£385k
-
Lime Kiln Farm
-
£470k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN