Semi-Detached

20 HECTORAGE ROAD

TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DP

£430,000

Location

Map view View on Google Maps View on OpenStreetMap Street View TN9 2DP

Nearby

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

Type	Name	Distance
Bus stop	Hectorage Rd Post Office	0.1 miles
Shop	Newton Waterproofing	0.1 miles
University	Tonbridge Adult Education Centre	0.5 miles
Train station	Tonbridge	0.5 miles
Hospital	Tunbridge Wells Independant Hospital	5.6 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

90 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£430,000 Apr 2026

Price per m²

£4,778/m²

Local average

£547,308 (22 sales)

Street crime

159 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 20/03/2025

Expiry date: 19/03/2035

Current heating cost: £1,534/year

Potential heating cost: £1,106/year

Est. upgrade cost to C: £23,525

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£25)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	24/04/2026	£430,000	Semi-detached	—	£437,122 to June 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
listed	15/01/2026	£425,000
sold	01/01/2026	£430,000
sold	01/01/1995	£56,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
12 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DA	£414,000	18/07/2025	Semi-detached
24 MOUNTFIELD PARK, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DE	£475,000	03/06/2025	Semi-detached
37 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DH	£380,000	27/07/2023	Semi-detached
2 FAIRFIELD CRESCENT, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DD	£532,500	28/04/2023	Semi-detached
22 ROYAL RISE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DQ	£570,000	14/04/2023	Semi-detached
32 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DP	£428,500	16/12/2022	Semi-detached
26 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DB	£560,000	09/11/2022	Semi-detached
43 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DB	£580,000	30/09/2022	Semi-detached
32 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DB	£540,000	15/09/2022	Semi-detached
60 GOLDSMID ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BX	£775,000	31/08/2022	Semi-detached
38 PEMBURY GROVE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BH	£425,000	23/08/2022	Semi-detached
8 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DA	£605,000	12/08/2022	Semi-detached
28 GOLDSMID ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BX	£628,000	29/07/2022	Semi-detached
53 KINGS ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2HB	£450,000	21/07/2022	Semi-detached
27 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DH	£495,000	30/06/2022	Semi-detached
47 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DH	£425,000	20/06/2022	Semi-detached
34 PEMBURY GROVE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BH	£248,000	10/05/2022	Semi-detached
34 GOLDSMID ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BX	£480,000	30/03/2022	Semi-detached
19 MOUNTFIELD PARK, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DE	£640,000	25/03/2022	Semi-detached
14 PEMBURY GROVE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BS	£350,000	08/03/2022	Semi-detached

Area average: £500,050 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 5.9%

10y growth 17.1%

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

1y (index) 3.5%

5y (index) 13%

10y (index) 34%

Rental Range

Estimated market rent for Tonbridge and Malling. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,336/mo

Realistic £1,484/mo

Optimistic £1,632/mo

Based on Local Authority from postcode lookup → Tonbridge and Malling.

LHA (30th percentile) floor for North West Kent: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Studio Flat, The Bank House, TN9	£675/mo	1	0.4 miles	OpenRent
1 Bed Flat, The Bank House, TN9	£775/mo	1	0.4 miles	OpenRent
1 Bed Flat, The Bank House, TN9	£775/mo	1	0.4 miles	OpenRent
1 Bed Flat, The Bank House, TN9	£850/mo	1	0.4 miles	OpenRent

Average rent: £769/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.18%

Max investor price (0.8%) £96,875

Target investor price (1%) £77,500

Gross yield 2.2%

Cost-to-rent ratio 46.2×

Monthly cashflow £-1,021/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -9.8%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

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

Plot: ~148 m² (0.04 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	57
Anti-social behaviour	35
Shoplifting	19
Criminal damage and arson	15
Other theft	11
Drugs	7
Burglary	5
Vehicle crime	4
Public order	3
Bicycle theft	1
Other crime	1
Possession of weapons	1
Total incidents	159

Within 1 mile during Jul 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
Royal Rise Primary School	Primary	0.1 miles	Good — 21 Oct 2021
Hillview School for Girls	Secondary	0.2 miles	Good — 21 Jan 2014
Weald of Kent Grammar School	Secondary	0.4 miles	— (Inspected (no overall grade))
Tonbridge Grammar School	Secondary	0.4 miles	Outstanding — 7 Nov 2019
Bishop Chavasse Primary School	Primary	0.5 miles	Good — 2 Oct 2022

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
12/07/2026	06/07/2026	7	—

# 20 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DP

## Property details

- Slug: `0f54064` (address key hash: `0f54064b8c488eb0c7353ef12ae2c724ef0c17d1`)
- Postcode: TN9 2DP
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 3
- Floor area: 90 m²
- EPC rating: E
- Year built: England and Wales: 1900-1929
- Last sold: £430,000 Apr 2026
- Price per m²: £4,778/m²
- Local average: £547,308 (22 sales)
- Street crime: 159 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £430,000
- Date: 2026-04-24
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 19/03/2035
- **Current heating cost:** £1,534/year
- **Est. upgrade cost to C:** £23,525

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- E (£25)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2135-7427-4400-0520-8222)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-24 | £430,000 | Semi-detached | — | £437,122 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-7aa5-8052-e063-4804a8c06ee4) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DP | £430,000 | 24/04/2026 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [171035843](http://87.117.209.195:8080/listings/84b23d3)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-01-15 | £425,000 |
| sold | 2026-01-01 | £430,000 |
| sold | 1995-01-01 | £56,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DA | £414,000 | 18/07/2025 | Semi-detached |
| 24 MOUNTFIELD PARK, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DE | £475,000 | 03/06/2025 | Semi-detached |
| 37 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DH | £380,000 | 27/07/2023 | Semi-detached |
| 2 FAIRFIELD CRESCENT, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DD | £532,500 | 28/04/2023 | Semi-detached |
| 22 ROYAL RISE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DQ | £570,000 | 14/04/2023 | Semi-detached |
| 32 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DP | £428,500 | 16/12/2022 | Semi-detached |
| 26 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DB | £560,000 | 09/11/2022 | Semi-detached |
| 43 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DB | £580,000 | 30/09/2022 | Semi-detached |
| 32 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DB | £540,000 | 15/09/2022 | Semi-detached |
| 60 GOLDSMID ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BX | £775,000 | 31/08/2022 | Semi-detached |
| 38 PEMBURY GROVE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BH | £425,000 | 23/08/2022 | Semi-detached |
| 8 ROYAL AVENUE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DA | £605,000 | 12/08/2022 | Semi-detached |
| 28 GOLDSMID ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BX | £628,000 | 29/07/2022 | Semi-detached |
| 53 KINGS ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2HB | £450,000 | 21/07/2022 | Semi-detached |
| 27 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DH | £495,000 | 30/06/2022 | Semi-detached |
| 47 HECTORAGE ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DH | £425,000 | 20/06/2022 | Semi-detached |
| 34 PEMBURY GROVE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BH | £248,000 | 10/05/2022 | Semi-detached |
| 34 GOLDSMID ROAD, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BX | £480,000 | 30/03/2022 | Semi-detached |
| 19 MOUNTFIELD PARK, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2DE | £640,000 | 25/03/2022 | Semi-detached |
| 14 PEMBURY GROVE, TONBRIDGE, TONBRIDGE AND MALLING, KENT, TN9 2BS | £350,000 | 08/03/2022 | Semi-detached |

**Area average:** £500,050 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.9%
- **10y growth:** 17.1%

## House Price Index (HM Land Registry)

*Official index for Tonbridge and Malling; Semi-detached series; as of June 2026.*

- **1y growth (index):** 3.5%
- **5y growth (index):** 13%
- **10y growth (index):** 34%

## Rental Range

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

- **Low:** £1,336/mo
- **Realistic:** £1,484/mo
- **Optimistic:** £1,632/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, The Bank House, TN9 | £675/mo | 1 | 0.4 miles | OpenRent |
| 1 Bed Flat, The Bank House, TN9 | £775/mo | 1 | 0.4 miles | OpenRent |
| 1 Bed Flat, The Bank House, TN9 | £775/mo | 1 | 0.4 miles | OpenRent |
| 1 Bed Flat, The Bank House, TN9 | £850/mo | 1 | 0.4 miles | OpenRent |

**Average rent: £769/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £96,875
- **Target investor price (1%):** £77,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £775/mo).*

- **Gross yield:** 2.2%
- **Cost-to-rent:** 46.2×
- **Monthly cashflow:** £-1,021/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.8%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 57 |
| Anti-social behaviour | 35 |
| Shoplifting | 19 |
| Criminal damage and arson | 15 |
| Other theft | 11 |
| Drugs | 7 |
| Burglary | 5 |
| Vehicle crime | 4 |
| Public order | 3 |
| Bicycle theft | 1 |
| Other crime | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **159** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Royal Rise Primary School | Primary | 0.1 miles | Good — 21 Oct 2021 |
| Hillview School for Girls | Secondary | 0.2 miles | Good — 21 Jan 2014 |
| Weald of Kent Grammar School | Secondary | 0.4 miles | — (Inspected (no overall grade)) |
| Tonbridge Grammar School | Secondary | 0.4 miles | Outstanding — 7 Nov 2019 |
| Bishop Chavasse Primary School | Primary | 0.5 miles | Good — 2 Oct 2022 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17363881
- **Address:** 20 Hectorage Road, TONBRIDGE, TN9 2DP
- **Certificate Issued:** 12/07/2026
- **Work Completed:** 06/07/2026
- **Items:** 7 window(s)