# 22 MASCALLS PARK, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LW

## Property details

- Slug: `ff6fc92` (address key hash: `ff6fc923979b7464f7cb5b539e18eea0678b5c49`)
- Postcode: TN12 6LW
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 196 m²
- EPC rating: C
- Year built: England and Wales: 1976-1982
- Last sold: £735,000 Feb 2026
- Price per m²: £3,750/m²
- Local average: £793,618 (48 sales)
- Street crime: 69 incidents within 1 mile (May 2026)

## Latest sale

- Price: £735,000
- Date: 2026-02-20
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 22/07/2035
- **Current heating cost:** £1,316/year
- **Est. upgrade cost to C:** £7,500

### Recommendations
- W2 (£5,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2107-7530-2025-3335)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £735,000 | Detached | +48.5% | £744,750 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-4a59-8922-e063-4804a8c094d0) |
| Sold | 2015-10-12 | £495,000 | Detached | — | £673,336 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/23b6165e-692b-fcf4-e050-a8c0620577fa) |

*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 |
|---------|-------|------|------|
| 22 MASCALLS PARK, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LW | £735,000 | 20/02/2026 | Detached |
| 22 MASCALLS PARK, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LW | £495,000 | 12/10/2015 | 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 |
|---------|-------|------|------|
| 3 MASCALLS PARK, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LW | £920,000 | 19/02/2026 | Detached |
| 16 THE GREENWAYS, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LS | £628,500 | 20/10/2023 | Detached |
| 4 THE BINES, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LN | £465,000 | 10/10/2023 | Detached |
| 25 MASCALLS PARK, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LW | £780,000 | 22/06/2023 | Detached |
| 24 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £656,440 | 21/03/2023 | Detached |
| 19 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £594,290 | 14/02/2023 | Detached |
| 13 MASCALLS PARK, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LW | £660,000 | 05/01/2023 | Detached |
| 17 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £824,750 | 12/12/2022 | Detached |
| 17 THE GREENWAYS, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LS | £740,000 | 10/11/2022 | Detached |
| 15 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £715,000 | 31/10/2022 | Detached |
| 5 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £830,000 | 28/10/2022 | Detached |
| 11 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £569,822 | 25/10/2022 | Detached |
| 9 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £580,000 | 24/10/2022 | Detached |
| 10 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £592,447 | 21/10/2022 | Detached |
| 2 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £659,500 | 10/10/2022 | Detached |
| 26 THE GREENWAYS, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6LS | £686,000 | 03/10/2022 | Detached |
| 9 MORGAN WAY, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FS | £825,000 | 30/09/2022 | Detached |
| 1 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £820,500 | 26/09/2022 | Detached |
| 3 UTAH ROAD, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FX | £807,300 | 26/09/2022 | Detached |
| 12 SWORD STREET, PADDOCK WOOD, TONBRIDGE, TUNBRIDGE WELLS, KENT, TN12 6FW | £600,000 | 20/09/2022 | Detached |

**Area average:** £697,727 (20 sales)

## Capital growth trend

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

- **5y growth:** 2.7%
- **10y growth:** 24.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.5%
- **5y growth (index):** 12.6%
- **10y growth (index):** 31.5%

## Rental Range

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

- **Low:** £1,369/mo
- **Realistic:** £1,521/mo
- **Optimistic:** £1,673/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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Warrington Road, TN12 | £2,250/mo | 4 | 0.4 miles | OpenRent |

**Average rent: £2,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 27.2×
- **Monthly cashflow:** £-895/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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:** Job (default Low)

[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 | 13 |
| 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** | **69** |

*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 |
|------|------|----------|--------|
| Mascalls Academy | Secondary | 0.3 miles | Good — 22 May 2012 |
| Leigh Academy Paddock Wood | Primary | 0.4 miles | Good — 14 Dec 2023 |
| Brenchley and Matfield Church of England Primary School | Primary | 1.5 miles | Good — 20 Dec 2013 |
| Capel Primary School | Primary | 1.8 miles | Good — 2 Mar 2015 |
| The Quest School | Other | 2.1 miles | Outstanding — 24 Jan 2023 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #15582197
- **Address:** 22 Mascalls Park, Paddock Wood, TN12 6LW
- **Certificate Issued:** 22/01/2023
- **Work Completed:** 11/01/2023
- **Items:** 8 window(s)

### FENSA Certificate #11579211
- **Address:** 22 Mascalls Park, Paddock Wood, TN12 6LW
- **Certificate Issued:** 25/04/2016
- **Work Completed:** 05/12/2015
- **Items:** 1 door(s)

### FENSA Certificate #11424141
- **Address:** 22 Mascalls Park, Paddock Wood, TN12 6LW
- **Certificate Issued:** 13/01/2016
- **Work Completed:** 22/12/2015
- **Items:** 1 door(s)