# 28 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PF

## Property details

- Slug: `2536908` (address key hash: `2536908540e22b63177746882bb79f2a0d23545b`)
- Postcode: TN1 2PF
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Last sold: £398,500 Jan 2020
- Local average: £529,825 (20 sales)
- Street crime: 290 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £398,500
- Date: 2020-01-31
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2020-01-31 | £398,500 | Terraced | — | £488,008 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/9ff0d969-d4ae-11ed-e053-6c04a8c06383) |

*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 |
|---------|-------|------|------|
| 28 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PF | £398,500 | 31/01/2020 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 QUARRY ROAD, TUNBRIDGE WELLS, KENT, TN1 2EZ | £220,000 | 27/11/2025 | Terraced |
| SNOWY COTTAGE, 64 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PH | £257,500 | 05/11/2025 | Terraced |
| 166 CAMDEN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RG | £330,000 | 11/12/2023 | Terraced |
| 18 AVON STREET, TUNBRIDGE WELLS, KENT, TN1 2JG | £380,000 | 31/08/2023 | Terraced |
| 62 WESTERN ROAD, TUNBRIDGE WELLS, KENT, TN1 2HR | £260,000 | 24/10/2022 | Terraced |
| 6 ST JAMES PARK, TUNBRIDGE WELLS, KENT, TN1 2LH | £606,000 | 14/10/2022 | Terraced |
| 36 QUARRY ROAD, TUNBRIDGE WELLS, KENT, TN1 2EZ | £326,000 | 16/09/2022 | Terraced |
| 4 CHANDOS ROAD, TUNBRIDGE WELLS, KENT, TN1 2NY | £350,000 | 15/07/2022 | Terraced |
| 15 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PB | £447,500 | 04/07/2022 | Terraced |
| 37B QUARRY ROAD, TUNBRIDGE WELLS, KENT, TN1 2EZ | £436,000 | 29/06/2022 | Terraced |
| 160 CAMDEN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RG | £390,000 | 27/05/2022 | Terraced |
| 60 WESTERN ROAD, TUNBRIDGE WELLS, KENT, TN1 2HR | £325,000 | 29/04/2022 | Terraced |
| ST. STEPHENS COTTAGES 15 STANLEY ROAD, TUNBRIDGE WELLS, KENT, TN1 2RN | £290,000 | 25/03/2022 | Terraced |
| 13 STRATFORD STREET, TUNBRIDGE WELLS, KENT, TN1 2JH | £441,000 | 26/01/2022 | Terraced |

**Area average:** £361,357 (14 sales)

## Capital growth trend

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

- **5y growth:** -27.3%
- **10y growth:** 65.6%

## House Price Index (HM Land Registry)

*Official index for Tunbridge Wells; Terraced series; as of July 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 12.8%
- **10y growth (index):** 28.6%

## Rental Range

*ONS Price Index of Private Rents (Tunbridge Wells). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,380/mo
- **Realistic:** £1,533/mo
- **Optimistic:** £1,686/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for High Weald (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, St Johns Road, TN4 | £1,400/mo | 2 | 0.6 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.7×
- **Monthly cashflow:** £-334/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.5%

*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 |
|----------|-------|
| Anti-social behaviour | 91 |
| Violence and sexual offences | 86 |
| Other theft | 24 |
| Criminal damage and arson | 22 |
| Shoplifting | 22 |
| Vehicle crime | 14 |
| Public order | 8 |
| Burglary | 5 |
| Drugs | 5 |
| Bicycle theft | 4 |
| Other crime | 3 |
| Possession of weapons | 3 |
| Robbery | 2 |
| Theft from the person | 1 |
| **Total incidents** | **290** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| St Barnabas CofE VA Primary School | Primary | 0.1 miles | Good — 19 Dec 2014 |
| St James' Church of England Voluntary Aided Primary School | Primary | 0.3 miles | Good — 24 Apr 2024 |
| The Wells Free School | Primary | 0.6 miles | Good — 29 Jun 2015 |
| The Skinners' School | Secondary | 0.6 miles | Good — 13 Jan 2022 |
| St Peter's Church of England Primary School | Primary | 0.6 miles | Outstanding — 24 Apr 2014 |

## FENSA Certificates

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

### FENSA Certificate #14503139
- **Address:** 28 Albion Road, TUNBRIDGE WELLS, TN1 2PF
- **Certificate Issued:** 21/03/2021
- **Work Completed:** 05/03/2021
- **Items:** 1 door(s)