The Granary, Boarden Farm, Boarden Lane, Staplehurst, Tonbridge, TN12 0EB
UPRN:10014309710Detached House3 bedsBuilt 2003-2006
FreeholdCouncil Tax: -EPC: D (61)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:07:33.380833+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-10T17:04:29.016009+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
53
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
14 of 21 sourcesSale Estimate
£969,000
£920k - £1.02MHigh
Estimate
£969k
Range
£920k – £1.02M
Rent Estimate (pcm)
£3,800
£3k - £4k
Monthly
£3,800
Yield
4.71%
Verdict
Derived from HomePortfolio scores
The Granary earns an INVESTIGATE rating with HP Score 53/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is 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
53
HP Score
53/ 100
Mixed
55
Investment Score
55/ 100
Moderate
28
Crime Score
28/ 100
Moderate
6
Walkability
6/ 100
Low
Transit & Bike
Transit 36Bike 23
Walk Score, out of 100
Valuation & Market
Sale Estimate£969,000
Rent Estimate (pcm)£3,800
Gross Yield4.71%
1y Growth-
3y Growth-0.8%
5y Growth+0.5%
10y Growth+2.4%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseBelow 40 dB
Planning Activity
Recent Apps
0TN12 0EB
Approval Rate
-12mo
Development
low
- Pending26/504080/FULLChange of use of agricultural land to light industrial (Class E) to allow for the extension of industrial centre and construction of an industrial unit, with associated hardstanding and parking.
- Pending26/503992/AGRICPrior notification for erection of a new tractor and machinery store. For its prior approval to: - Siting, design and external appearance.
- Pending26/501118/LAWPROLawful Development Certificate for the construction of two roof dormers forming a single-storey side extension
Ownership
- Corporate Ownership69%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (-)
-
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£34,151
Population Density85 /km²
Owner Occupied71%
Age Distribution
0-15 17%16-64 57%65+ 26%
Schools Nearby
- Headcorn Primary School1.6 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- Staplehurst School1.8 mi
Inspected as Staplehurst School (URN 118313) on 25 Jan 2022
- Frittenden Church of England Primary School2.5 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- Inspected by ISISutton Valence School2.7 mi
4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Clock House Boarden Lane-£895k-
- Boarden Cottage Boarden Lane-£772k-
- Beult Cottage Boarden Lane-£450k-
- Clock House Boarden Lane-£162k-