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Stanford, Kent
Up to Low likelihood
Properties in TN25 6DE sit in the Environment Agency's 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% | 1 | 0 |
| Very low | below 0.1% | 0 | 0 |
Over a 25-year mortgage, a property in a low-likelihood area has a 2–22% chance of flooding at least once.
TN25 6DE gets about 799 mm of rain a year on average (wettest month November, 98 mm; driest April, 46 mm). That is 31% 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), 0.3 km away. Average rainfall: HadUK-Grid v1.3.2, Met Office. Contains public sector information licensed under the Open Government Licence v3.0.
Because properties in the low likelihood band; 12 official warnings since 2006.
The map above shows the real EA rivers & sea likelihood cells around TN25 6DE. 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.
| Gauge | River | Distance | Typical high | Highest on record |
|---|---|---|---|---|
| Sellindge | East Stour Trib Great Stour | 2.1 km | 0.85 m | 1.98 m |
| Aldington Upstream | East Stour Trib Great Stour | 6.4 km | 4.38 m | 4.89 m |
| North Elham | Groundwater Level | 9.1 km | 78.13 m | 79.50 m |
| Upper Petham Bourne | Groundwater Level | 9.7 km | 84.65 m | 87.22 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 |
|---|---|---|---|---|
| Sellindge Wwtw | The East Stour River | 4.3 km | 48 (2024) | 646 |
| West Hythe Wwtw | The English Channel | 4.8 km | 17 (2024) | 50 |
| West Hythe Wwtw | The English Channel | 4.8 km | 135 (2024) | 1,529 |
Official annual EDM figures — a water-quality signal for local watercourses, not a property flood-risk factor.
8 mapped flood-defence assets within 500 m — nearest ~40 m (natural high ground, engineered 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 TN25 6DE — all in the TN25 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 TN25 district.