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

## Property details

- Slug: `9ab1560` (address key hash: `9ab15606f733913ac241172f6fcfa917a528859e`)
- Postcode: TN1 2PF
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 137 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £370,000 Feb 2015
- Price per m²: £2,701/m²
- Local average: £820,167 (15 sales)
- Street crime: 290 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £370,000
- Date: 2015-02-06
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 13/09/2030
- **Current heating cost:** £880/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8330-6621-5220-0234-0292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2015-02-06 | £370,000 | Semi-detached | — | £584,509 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/9ddda01e-a056-427a-b0c6-addc5eb42d01) |

*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 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PF | £370,000 | 06/02/2015 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PF | £642,000 | 24/07/2026 | Semi-detached |
| 18 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PF | £675,000 | 05/06/2026 | Semi-detached |
| 35 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PB | £625,000 | 23/01/2026 | Semi-detached |
| 24 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PF | £625,000 | 30/10/2025 | Semi-detached |
| 40 ST JAMES PARK, TUNBRIDGE WELLS, KENT, TN1 2LH | £440,000 | 13/12/2023 | Semi-detached |
| 38 GRANVILLE ROAD, TUNBRIDGE WELLS, KENT, TN1 2NX | £515,000 | 20/10/2023 | Semi-detached |
| 79 ST JAMES ROAD, TUNBRIDGE WELLS, KENT, TN1 2HH | £390,000 | 03/10/2023 | Semi-detached |
| 49 WESTERN ROAD, TUNBRIDGE WELLS, KENT, TN1 2JQ | £330,000 | 27/09/2023 | Semi-detached |
| 7 DUKES ROAD, TUNBRIDGE WELLS, KENT, TN1 2PA | £415,000 | 16/08/2023 | Semi-detached |
| 50 BEULAH ROAD, TUNBRIDGE WELLS, KENT, TN1 2NR | £1,100,000 | 26/05/2023 | Semi-detached |
| 46 DUKES ROAD, TUNBRIDGE WELLS, KENT, TN1 2PA | £502,255 | 12/05/2023 | Semi-detached |
| 20 WESTERN ROAD, TUNBRIDGE WELLS, KENT, TN1 2JQ | £465,000 | 11/05/2023 | Semi-detached |
| 32 GRANVILLE ROAD, TUNBRIDGE WELLS, KENT, TN1 2NX | £467,000 | 10/03/2023 | Semi-detached |
| 40 DUKES ROAD, TUNBRIDGE WELLS, KENT, TN1 2PA | £525,000 | 09/12/2022 | Semi-detached |
| 21 WESTERN ROAD, TUNBRIDGE WELLS, KENT, TN1 2JJ | £450,000 | 21/10/2022 | Semi-detached |
| 95 ST JAMES ROAD, TUNBRIDGE WELLS, KENT, TN1 2HH | £457,500 | 30/09/2022 | Semi-detached |
| 83 ST JAMES ROAD, TUNBRIDGE WELLS, KENT, TN1 2HH | £455,000 | 09/09/2022 | Semi-detached |
| 100 ST JAMES ROAD, TUNBRIDGE WELLS, KENT, TN1 2HH | £560,000 | 21/07/2022 | Semi-detached |
| 6 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PE | £561,000 | 11/07/2022 | Semi-detached |
| 1 AVON STREET, TUNBRIDGE WELLS, KENT, TN1 2JG | £450,000 | 08/07/2022 | Semi-detached |

**Area average:** £532,488 (20 sales)

## Capital growth trend

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

- **5y growth:** 22%
- **10y growth:** 57.2%

## House Price Index (HM Land Registry)

*Official index for Tunbridge Wells; Semi-detached series; as of July 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 14.8%
- **10y growth (index):** 32.1%

## 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:** 0.38% (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:** 4.5%
- **Cost-to-rent:** 22×
- **Monthly cashflow:** £-222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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 3 FENSA certificate(s) on record.

### FENSA Certificate #12575196
- **Address:** 16 Albion Road, TUNBRIDGE WELLS, TN1 2PF
- **Certificate Issued:** 02/10/2017
- **Work Completed:** 08/09/2017
- **Items:** 8 window(s), 1 door(s)

### FENSA Certificate #12429835
- **Address:** 16 Albion Road, TUNBRIDGE WELLS, TN1 2PF
- **Certificate Issued:** 04/07/2017
- **Work Completed:** 10/06/2017
- **Items:** 2 window(s)

### FENSA Certificate #11494146
- **Address:** 16 Albion Road, TUNBRIDGE WELLS, TN1 2PF
- **Certificate Issued:** 21/03/2016
- **Work Completed:** 09/02/2016
- **Items:** 1 window(s)