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Ashford, Kent
Up to Very low likelihood
Properties in TN23 3PZ sit in the Environment Agency's Very low flood-likelihood band (worst property). The band is the worst found in the postcode — it describes the land around properties (defence-adjusted, rivers & sea), not any single address, and not today's conditions.
| Likelihood band | Annual chance | Properties | Of which homes |
|---|---|---|---|
| High | greater than 3.3% | 0 | 0 |
| Medium | 1% – 3.3% | 0 | 0 |
| Low | 0.1% – 1% | 0 | 0 |
| Very low | below 0.1% | 1 | 1 |
Over a 25-year mortgage, a property in a very low-likelihood area has less than a 3% chance of flooding at least once.
TN23 3PZ gets about 751 mm of rain a year on average (wettest month November, 91 mm; driest March, 45 mm). That is 35% drier than the UK as a whole, which averages 1,163 mm a year.
A thirty-year average for the surrounding area, not a measurement at this address and not a flood risk on its own: a dry area floods when a storm sits over it, and a wet one may drain away perfectly well. Source: Met Office HadUK-Grid 1991–2020 (5 km grid), 3.4 km away. Average rainfall: HadUK-Grid v1.3.0, Met Office. Contains public sector information licensed under the Open Government Licence v3.0.
Because properties in the very low likelihood band; 4 recorded floods nearby; 95 official warnings since 2006.
The map above shows the real EA rivers & sea likelihood cells around TN23 3PZ. The small panels are illustrative previews of the report's per-layer map views — the full report draws each layer for real, plus recorded extents, defences and a building picker on an interactive map.
Warnings cover flood areas, not individual addresses.
| Date | Recorded flood | Approx. distance |
|---|---|---|
| Feb 2001 | 07309A200FEO_Upper_Stour | ~3.3 km |
| Nov 2000 | 07309A200_NOV2000_Upper_Stour | ~3.3 km |
| Mar 1974 | 07311A300_MAR1974_Stour_Kingsnorth | ~2.7 km |
| Sep 1973 | 07311A330_SEPT1973_Ashford_Great Stour | ~1.1 km |
EA Recorded Flood Outlines — absence of a record never proves a place has not flooded. The full report tests whether any extent covered the exact spot.
2013-14 UK winter floods (2013, 3 warnings nearby) · Bella (2020, 3 warnings nearby) · Henk (2024, 2 warnings nearby) · Barra (2021, 2 warnings nearby)
| Gauge | River | Distance | Typical high | Highest on record |
|---|---|---|---|---|
| White Water Dyke | White Water Dyke | 0.2 km | 1.16 m | 1.53 m |
| SOUTH WILLESBOROUGH GS | — | 1.8 km | — | — |
| Aylesford Stream | Old Mill Stream | 2.0 km | 1.57 m | 2.45 m |
| Chart Leacon | Great Stour | 2.5 km | 0.61 m | 1.77 m |
Live levels, predictions and rain-response behaviour are on each gauge's page and in the property report.
| Overflow | Discharges into | Distance | Spills | Hours |
|---|---|---|---|---|
| Wotton Road Cso | Trib Of The East Stour | 1.7 km | 35 (2024) | 195 |
| Kingsnorth Road, Ashford Cso | Tributary Of East Stour | 1.8 km | 27 (2024) | 137 |
| Christchurch Road Asford Cso | Trib Of The Great Stour | 2.3 km | 24 (2024) | 38 |
| Canterbury Road South Willesborough | A Trib Of The East Stour | 2.3 km | 6 (2024) | 12 |
Official annual EDM figures — a water-quality signal for local watercourses, not a property flood-risk factor.
2 mapped flood-defence assets within 500 m — nearest ~155 m (natural high ground). Defences reduce risk, never remove it.
The interactive flood-risk map with a building picker (your exact house, not the postcode), the 2050s climate view, surface-water and planning flood zones at your building, exact recorded-flood distances, year-by-year warning charts, watercourses including culverted streams, an insurance outlook with the Flood Re rules, and a printable document with every dataset receipt — start with the free preview, unlock for £19.
At-risk postcodes near TN23 3PZ — all in the TN23 district.
© Environment Agency copyright and/or database right 2025. All rights reserved. Some features of this map are based on digital spatial data from the Centre for Ecology & Hydrology, © NERC (CEH). © Crown Copyright and Database Rights 2025 OS AC0000807064. This product is produced in part from PAF® and Multiple Residence Data, the copyright in which is owned by Royal Mail Group Limited and/or Royal Mail Group plc. All rights reserved. Licence number AC0000807064. Place names: Contains OS data © Crown copyright and database rights 2026. Contains Royal Mail data © Royal Mail copyright and database right 2026. Contains National Statistics data © Crown copyright and database right 2026. Licensed under the Open Government Licence v3.0. Recorded Flood Outlines and warning history © Environment Agency copyright and/or database right 2025. Storm-overflow figures: EA Event Duration Monitoring. Flood defences © Environment Agency (OGL v3). This page summarises public area-level data — it is not a flood-risk survey and not a substitute for the official GOV.UK service. All data sources & licences. More postcodes: the TN23 district.