Terraced 4 sales on record

16 STATION ROAD

PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AB

£278,000

Location

Map view View on Google Maps View on OpenStreetMap Street View TN12 6AB

Nearby

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

Type	Name	Distance
Shop	Sun Lounge & Beauty	0.0 miles
Bus stop	Waitrose	0.1 miles
Train station	Paddock Wood	0.1 miles
University	Tonbridge Adult Education Centre	5.1 miles
Hospital	The Somerfield Hospital	8.4 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

77 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£278,000 Jan 2026

Price per m²

£3,610/m²

Local average

£307,854 (26 sales)

Street crime

71 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 18/05/2020

Expiry date: 17/05/2030

Current heating cost: £619/year

Potential heating cost: £471/year

Est. upgrade cost to C: £11,965

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Party wall insulation (£300 - £600)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£15)
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	30/01/2026	£278,000	Terraced	+54.4%	£279,661 to April 2026	View transaction
Sold	16/06/2006	£180,000	Terraced	+138.4%	£348,944 to April 2026	View transaction
Sold	10/12/1999	£75,500	Terraced	+25.8%	£306,245 to April 2026	View transaction
Sold	13/08/1999	£60,000	Terraced	—	£254,622 to April 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
sold	01/01/2026	£278,000
listed	28/05/2025	£279,000
sold	01/01/2006	£180,000
sold	01/01/1999	£75,500
sold	01/01/1999	£60,000

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
85 MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AE	£225,000	19/12/2025	Terraced
14 FORGE WAY, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6YE	£260,000	08/12/2025	Terraced
95 MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AE	£362,000	29/08/2025	Terraced
JOHN BRUNT COURT 1 CHURCH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6ET	£376,000	18/07/2025	Terraced
STYLES COURT 7 COMMERCIAL ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6DH	£425,000	17/07/2025	Terraced
2 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF	£390,000	20/10/2023	Terraced
32 CHURCH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6HB	£325,000	18/10/2023	Terraced
19 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF	£292,500	17/10/2023	Terraced
58C MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AF	£345,000	29/09/2023	Terraced
STYLES COURT 6 COMMERCIAL ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6DH	£380,000	23/08/2023	Terraced
11 THE CEDARS, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JZ	£263,000	26/05/2023	Terraced
3 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF	£340,000	14/12/2022	Terraced
17 OLD KENT ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JA	£425,000	12/12/2022	Terraced
17 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF	£265,000	02/12/2022	Terraced
34C OLD KENT ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JD	£405,000	18/11/2022	Terraced
79 MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AE	£365,000	11/11/2022	Terraced
42 MOUNT PLEASANT, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AG	£295,000	17/10/2022	Terraced
9 RUSSELL MEWS, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6DW	£340,000	17/10/2022	Terraced
141 MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6DT	£300,000	26/09/2022	Terraced
39 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF	£350,000	22/08/2022	Terraced

Area average: £336,425 (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 -6.5%

10y growth 16.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Tunbridge Wells. Series: Terraced. As of April 2026.

1y (index) 1%

5y (index) 12.2%

10y (index) 34%

Rental Range

Estimated market rent for Tunbridge Wells. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,365/mo

Realistic £1,517/mo

Optimistic £1,669/mo

Based on Local Authority from postcode lookup → Tunbridge Wells.

LHA (30th percentile) floor for High Weald: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Mobile Home, Wagon Lane, TN12	£1,000/mo	2	1.06 miles	OpenRent

Average rent: £1,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.36%

Max investor price (0.8%) £125,000

Target investor price (1%) £100,000

Gross yield 4.3%

Cost-to-rent ratio 23.2×

Monthly cashflow £-220/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.3%

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)

Street-level crime

Category	Count
Shoplifting	20
Violence and sexual offences	15
Anti-social behaviour	10
Criminal damage and arson	10
Other theft	8
Vehicle crime	4
Burglary	1
Drugs	1
Public order	1
Robbery	1
Total incidents	71

Within 1 mile during May 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
Leigh Academy Paddock Wood	Primary	0.2 miles	Good — 14 Dec 2023
Mascalls Academy	Secondary	0.8 miles	Good — 22 May 2012
The Quest School	Other	1.4 miles	Outstanding — 24 Jan 2023
Capel Primary School	Primary	1.9 miles	Good — 2 Mar 2015
Laddingford St Mary's Church of England Voluntary Controlled Primary School	Primary	2.0 miles	Good — 16 May 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
08/08/2003	08/05/2003	7	2

# 16 STATION ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AB

## Property details

- Slug: `27cce5b` (address key hash: `27cce5b6c1043cb2c558c11b47bee54c261a6374`)
- Postcode: TN12 6AB
- Transactions on record: 4

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 77 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £278,000 Jan 2026
- Price per m²: £3,610/m²
- Local average: £307,854 (26 sales)
- Street crime: 71 incidents within 1 mile (May 2026)

## Latest sale

- Price: £278,000
- Date: 2026-01-30
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 17/05/2030
- **Current heating cost:** £619/year
- **Est. upgrade cost to C:** £11,965

### Recommendations
- B (£500 - £1,500)
- B4 (£300 - £600)
- W1 (£800 - £1,200)
- E (£15)
- 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/9088-0056-6205-5230-2244)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £278,000 | Terraced | +54.4% | £279,661 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-4da5-8922-e063-4804a8c094d0) |
| Sold | 2006-06-16 | £180,000 | Terraced | +138.4% | £348,944 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/9b8b30a6-706b-41b5-a1e9-176474bf3d4b) |
| Sold | 1999-12-10 | £75,500 | Terraced | +25.8% | £306,245 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c433caa5-4b18-4936-930f-bdc22ba84770) |
| Sold | 1999-08-13 | £60,000 | Terraced | — | £254,622 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/6c7a529a-ae6d-46e3-b544-0159f356e595) |

*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 |
|---------|-------|------|------|
| 16 STATION ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AB | £278,000 | 30/01/2026 | Terraced |
| 16 STATION ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AB | £180,000 | 16/06/2006 | Terraced |
| 16 STATION ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AB | £75,500 | 10/12/1999 | Terraced |
| 16 STATION ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AB | £60,000 | 13/08/1999 | Terraced |

## Historic listings

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

- Matched listing: [162526289](http://87.117.209.195:8080/listings/4b073d9)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £278,000 |
| listed | 2025-05-28 | £279,000 |
| sold | 2006-01-01 | £180,000 |
| sold | 1999-01-01 | £75,500 |
| sold | 1999-01-01 | £60,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AE | £225,000 | 19/12/2025 | Terraced |
| 14 FORGE WAY, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6YE | £260,000 | 08/12/2025 | Terraced |
| 95 MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AE | £362,000 | 29/08/2025 | Terraced |
| JOHN BRUNT COURT 1 CHURCH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6ET | £376,000 | 18/07/2025 | Terraced |
| STYLES COURT 7 COMMERCIAL ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6DH | £425,000 | 17/07/2025 | Terraced |
| 2 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF | £390,000 | 20/10/2023 | Terraced |
| 32 CHURCH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6HB | £325,000 | 18/10/2023 | Terraced |
| 19 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF | £292,500 | 17/10/2023 | Terraced |
| 58C MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AF | £345,000 | 29/09/2023 | Terraced |
| STYLES COURT 6 COMMERCIAL ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6DH | £380,000 | 23/08/2023 | Terraced |
| 11 THE CEDARS, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JZ | £263,000 | 26/05/2023 | Terraced |
| 3 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF | £340,000 | 14/12/2022 | Terraced |
| 17 OLD KENT ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JA | £425,000 | 12/12/2022 | Terraced |
| 17 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF | £265,000 | 02/12/2022 | Terraced |
| 34C OLD KENT ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JD | £405,000 | 18/11/2022 | Terraced |
| 79 MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AE | £365,000 | 11/11/2022 | Terraced |
| 42 MOUNT PLEASANT, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6AG | £295,000 | 17/10/2022 | Terraced |
| 9 RUSSELL MEWS, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6DW | £340,000 | 17/10/2022 | Terraced |
| 141 MAIDSTONE ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6DT | £300,000 | 26/09/2022 | Terraced |
| 39 ST ANDREWS CLOSE, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6JF | £350,000 | 22/08/2022 | Terraced |

**Area average:** £336,425 (20 sales)

## Capital growth trend

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

- **5y growth:** -6.5%
- **10y growth:** 16.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1%
- **5y growth (index):** 12.2%
- **10y growth (index):** 34%

## Rental Range

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

- **Low:** £1,365/mo
- **Realistic:** £1,517/mo
- **Optimistic:** £1,669/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Mobile Home, Wagon Lane, TN12 | £1,000/mo | 2 | 1.06 miles | OpenRent |

**Average rent: £1,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.2×
- **Monthly cashflow:** £-220/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.3%

*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 |
|----------|-------|
| Shoplifting | 20 |
| Violence and sexual offences | 15 |
| Anti-social behaviour | 10 |
| Criminal damage and arson | 10 |
| Other theft | 8 |
| Vehicle crime | 4 |
| Burglary | 1 |
| Drugs | 1 |
| Public order | 1 |
| Robbery | 1 |
| **Total incidents** | **71** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Leigh Academy Paddock Wood | Primary | 0.2 miles | Good — 14 Dec 2023 |
| Mascalls Academy | Secondary | 0.8 miles | Good — 22 May 2012 |
| The Quest School | Other | 1.4 miles | Outstanding — 24 Jan 2023 |
| Capel Primary School | Primary | 1.9 miles | Good — 2 Mar 2015 |
| Laddingford St Mary's Church of England Voluntary Controlled Primary School | Primary | 2.0 miles | Good — 16 May 2023 |

## FENSA Certificates

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

### FENSA Certificate #897808
- **Address:** 16 Station Road, Paddock Wood, TN12 6AB
- **Certificate Issued:** 08/08/2003
- **Work Completed:** 08/05/2003
- **Items:** 7 window(s), 2 door(s)