# 116 AUCKLAND ROAD, TUNBRIDGE WELLS, KENT, TN1 2HT

## Property details

- Slug: `61796d1` (address key hash: `61796d175eb2e758436adbcca857c26a15f03649`)
- Postcode: TN1 2HT
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 55 m²
- EPC rating: C
- Year built: England and Wales: before 1900
- Last sold: £287,500 Feb 2026
- Price per m²: £5,227/m²
- Local average: £488,806 (18 sales)
- Street crime: 262 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £287,500
- Date: 2026-02-12
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** A
- **Expiry date:** 28/11/2034
- **Current heating cost:** £626/year
- **Est. upgrade cost to C:** £24,700

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- O3 (£1,000 - £1,400)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7734-7629-9409-0341-4226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-12 | £287,500 | Terraced | — | £292,696 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-3e49-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 116 AUCKLAND ROAD, TUNBRIDGE WELLS, KENT, TN1 2HT | £287,500 | 12/02/2026 | 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 |
|---------|-------|------|------|
| 6 ROCHDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2JE | £312,500 | 16/01/2026 | Terraced |
| 20 AUCKLAND ROAD, TUNBRIDGE WELLS, KENT, TN1 2HS | £442,500 | 08/01/2026 | Terraced |
| 67 ROCHDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2JB | £358,000 | 08/12/2025 | Terraced |
| SNOWY COTTAGE, 64 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PH | £257,500 | 05/11/2025 | Terraced |
| 18 ROCHDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2JE | £315,000 | 25/07/2025 | Terraced |
| 36 ROCHDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2JE | £290,000 | 20/01/2025 | Terraced |
| 41 AUCKLAND ROAD, TUNBRIDGE WELLS, KENT, TN1 2HP | £220,000 | 27/10/2023 | Terraced |
| 28 AUCKLAND ROAD, TUNBRIDGE WELLS, KENT, TN1 2HS | £235,000 | 06/10/2023 | Terraced |
| 18 AVON STREET, TUNBRIDGE WELLS, KENT, TN1 2JG | £380,000 | 31/08/2023 | Terraced |
| 2 STANHOPE ROAD, TUNBRIDGE WELLS, KENT, TN1 2HY | £325,000 | 29/06/2023 | Terraced |
| 144 ST JAMES ROAD, TUNBRIDGE WELLS, KENT, TN1 2HE | £475,000 | 21/06/2023 | Terraced |
| 48 AUCKLAND ROAD, TUNBRIDGE WELLS, KENT, TN1 2HS | £325,000 | 10/05/2023 | Terraced |
| 74 AUCKLAND ROAD, TUNBRIDGE WELLS, KENT, TN1 2HS | £295,000 | 03/05/2023 | Terraced |
| 3 HASLETTS CLOSE, TUNBRIDGE WELLS, KENT, TN1 2EE | £400,000 | 02/05/2023 | Terraced |
| 16 AUCKLAND ROAD, TUNBRIDGE WELLS, KENT, TN1 2HS | £490,000 | 07/12/2022 | Terraced |
| 62 WESTERN ROAD, TUNBRIDGE WELLS, KENT, TN1 2HR | £260,000 | 24/10/2022 | Terraced |
| 71 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2LE | £380,000 | 20/10/2022 | Terraced |
| 6 ST JAMES PARK, TUNBRIDGE WELLS, KENT, TN1 2LH | £606,000 | 14/10/2022 | Terraced |
| 8 STANHOPE ROAD, TUNBRIDGE WELLS, KENT, TN1 2HY | £460,000 | 14/10/2022 | Terraced |
| 66 AUCKLAND ROAD, TUNBRIDGE WELLS, KENT, TN1 2HS | £375,000 | 10/08/2022 | Terraced |

**Area average:** £360,075 (20 sales)

## Capital growth trend

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

- **5y growth:** -5.4%
- **10y growth:** 22.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.2%
- **5y growth (index):** 12.4%
- **10y growth (index):** 33.4%

## Rental Range

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

- **Low:** £1,358/mo
- **Realistic:** £1,509/mo
- **Optimistic:** £1,660/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 |
|------|------|------|------|------|
| 1 Bed Flat, Upper Grosvenor Road, TN1 | £925/mo | 1 | 0.17 miles | OpenRent |

**Average rent: £925/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £115,625
- **Target investor price (1%):** £92,500

*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 £925/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.9×
- **Monthly cashflow:** £-325/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.7%

*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 | 92 |
| Anti-social behaviour | 55 |
| Criminal damage and arson | 29 |
| Shoplifting | 24 |
| Vehicle crime | 16 |
| Other theft | 13 |
| Public order | 9 |
| Drugs | 7 |
| Other crime | 6 |
| Burglary | 4 |
| Theft from the person | 3 |
| Possession of weapons | 2 |
| Bicycle theft | 1 |
| Robbery | 1 |
| **Total incidents** | **262** |

*Within 1 mile during Apr 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 | 0.2 miles | Good — 19 Dec 2014 |
| Temple Grove Academy | Primary | 0.5 miles | Good — 30 Oct 2019 |
| St James' Church of England Voluntary Aided Primary School | Primary | 0.5 miles | Good — 24 Apr 2024 |
| St John's Church of England Primary School | Primary | 0.5 miles | Good — 29 Nov 2017 |
| The Skinners' School | Secondary | 0.6 miles | Good — 13 Jan 2022 |