61 BIRLING ROAD
TUNBRIDGE WELLS, KENT TN2 5LZ
£875,000
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Property details
Tenure
FREEHOLD
Floor area
160 m²
Council tax band
G
EPC rating
D
Last sold
£868,000 Aug 2025
Price per m²
£5,469/m²
Local average
£853,288 (+2.5%)
Deprivation
Decile 10 (33,326 of 33,755)
Street crime
63 incidents within 1 mile (Mar 2026)
Key features
- Detached Family Home
- Four Double Bedrooms
- Bathroom & Modern Shower Room
- Generous Southerly-facing Gardens
- Double Garage & Driveway
- Energy Efficiency Rating: D
- Gas Central Heating & Double Glazing
- Significant Potential to Extend
- Southside of Town
- NO CHAIN
Additional details
- Electricity
- Mains supply
- Water
- Mains supply
- Sewerage
- Mains supply
- Heating
- Gas central
- Parking
- Garage, Off street
- Garden
- Yes
- Restrictions
- Yes
Description
Set behind tall, mature hedging that provides both privacy and a picturesque approach, the house is fronted by a vibrant and well-established garden. A striking, recently added oak-framed porch makes for a stylish and practical entrance, leading into a generous hallway that sets the tone for the spacious accommodation throughout.
The main sitting room is flooded with natural light, thanks to a large picture window and sliding glass doors that open directly onto the private, south-facing rear garden. Adjoining this space is a beautifully appointed modern orangery, offering a seamless connection to the outdoors and a tranquil spot to relax year-round. A separate dining room sits just behind the kitchen/breakfast room, presenting a perfect opportunity for those wishing to create a more open-plan layout, subject to personal preference.
A further conservatory to the side of the property houses a utility space with plumbing for laundry appliances, adding practicality without compromising on aesthetics. Thoughtful recent improvements include the construction of a contemporary ground floor shower room-complete with a walk-in double shower, underfloor heating, WC, and washbasin-offering convenience for guests or multigenerational living.
Upstairs, the home provides four well-proportioned bedrooms, all generously sized and enjoying pleasant outlooks. The family bathroom is neat, well-maintained, and functional, while also offering scope for modernisation to suit the new owner's tastes.
Externally, the property benefits from a double garage and ample driveway parking to the front. The rear garden is a true highlight: predominantly laid to lawn, it features a charming mature wisteria, a patio area perfect for al fresco dining, and enjoys complete privacy and a sunny southerly aspect-an idyllic setting for both family life and entertaining.
Offered to the market with no onward chain, this is a wonderful opportunity to secure a spacious and adaptable home with significant potential for extension (subject to the necessary permissions). Internal viewing is highly recommended to fully appreciate everything this exceptional family home has to offer.
Entrance Porch - Entrance Hall - Sitting Room With Feature Fireplace & Doors To Garden - Orangery - Dining Room - Kitchen/Breakfast Room - Conservatory - Shower Room - Galleried First Floor Landing - Four Bedrooms - Bathroom - Driveway Providing Off Road Parking For Two Vehicles - Double Garage - Southerly Facing Rear Garden
Oak frame entrance porch with windows to side, wooden floor and composite front door with black hardware into:
ENTRANCE HALL: Spacious hallway with stairs to first floor, radiator, wooden flooring.
SITTING ROOM: A bright and sunny room with double glazed sliding doors to garden. Feature fireplace with granite hearth, radiator. Open to:
ORANGERY: Double glazed windows and doors with pitched roof, radiator.
DINING ROOM: Window to rear, radiator.
KITCHEN/BREAKFAST ROOM: Fitted with a range of floor and wall cupboards and drawers with matching work surface. Dual sink unit with mixer tap. Space for Range cooker. Space and plumbing for washing machine, integrated fridge/freezer, tiled splashback and floor. Double glazed window to front and frosted double glazed door to lean-to conservatory.
CONSERVATORY: Double glazed windows and doors with Polycarbonate roofing sheeting. Space and plumbing for washing machine. Dual sink unit with mixer tap.
SHOWER ROOM: Modern contemporary walk-in shower with thermostatic controls, wall hung basin, WC. Tiled walls, tiled flooring with underfloor heating, heated towel rail. radiator, ceiling spotlights. Frosted double glazed window to front.
LANDING: Galleried landing, double glazed window to front, airing cupboard.
BEDROOM: Double glazed window to front, radiator, built-in wardrobes.
BEDROOM: Window to rear, radiator, built-in wardrobe.
BEDROOM: Double glazed window to rear, radiator, built-in wardrobes and vanity desk.
BEDROOM: Two double glazed windows to front, radiator.
BATHROOM: Fitted with a bath with hot and cold taps, wash hand basin, WC, step in shower with thermostatic controls, tiled walls, radiator. Frosted window to rear.
OUTSIDE FRONT: Driveway parking for two vehicles, lawn, mature hedging.
OUTSIDE REAR: Southerly facing, mainly laid to lawn with patio and mature hedging, trees and plants.
GARAGE: A double garage with two separate up and over doors, window to side, consumer unit, gas meter, power and light. Passenger door to house.
SITUATION: The property is located towards the southerly end of Tunbridge Wells town centre and to this consequently offers excellent access to the Pantiles, Chapel Place, The Old High Street and the mainline railway station where many of the towns independent retailers, restaurants and bars are located. Beyond this the town is a little further distant with a wider range of multiple retailers located principally at the Royal Victoria Place and associated Calverley Road Precinct. The town itself offers a wide range of social, retail and education facilities including two theatres, a number of sports and social clubs and a good number of highly regarded schools at primary, secondary, independent and grammar levels. The town has two mainline railway stations both of which offer fast and frequent services to both London Termini and the South Coast.
TENURE: Freehold
COUNCIL TAX BAND: G
VIEWING: By appointment with Wood & Pilcher
ADDITIONAL INFORMATION: ** Broadband Coverage search Ofcom checker
Mobile Phone Coverage search Ofcom checker
Flood Risk - Check flooding history of a property England -
Services - Mains Water, Gas, Electricity & Drainage
Heating - Gas Fired Central Heating
Restrictions - Only one further single garage may be erected.
Listed by
Tunbridge Wells
Wood & Pilcher
Reference: 161784035
EPC Rating & Upgrade Cost
Current rating: D
Potential rating: C
Inspection date: 07/05/2025
Current heating cost: £1,968/year
Potential heating cost: £1,677/year
Est. upgrade cost to C: £19,900
Recommendations
- Floor insulation (solid floor) (£4,000 - £6,000)
- Draughtproof single-glazed windows (£80 - £120)
- Upgrade heating controls (£350 - £450)
- Solar water heating (£4,000 - £6,000)
- Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan 1
EPC Graphs
EPC Front Page
FENSA Certificates
This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.
FENSA Certificate #12528274
Property Details
Street: 61 Birling Road
Town: TUNBRIDGE WELLS
Postcode: TN2 5LZ
Installation Details
Items: 2 windows
Certificate Issued: 04/09/2017
Work Completed: 03/08/2017
This certificate data was retrieved from FENSA's database
What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 29/08/2025 (8 months ago) | £868,000 | — |
Source: HM Land Registry Price Paid Data. Crown copyright.
Sold Comparables
Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.
| Address | Price | Date | Type |
|---|---|---|---|
| Same street 55 BIRLING ROAD, TUNBRIDGE WELLS, KENT, TN2 5LZ | £890,000 | 17/07/2025 | Detached |
| 34 BIRLING ROAD, TUNBRIDGE WELLS, KENT, TN2 5LY | £1,683,434 | 10/09/2024 | Detached |
| Same street 52 BIRLING ROAD, TUNBRIDGE WELLS, KENT, TN2 5LZ | £900,000 | 13/11/2023 | Detached |
| 43 DUKES DRIVE, TUNBRIDGE WELLS, KENT, TN2 5FA | £1,075,000 | 06/10/2023 | Detached |
| 6 OLD GARDENS CLOSE, TUNBRIDGE WELLS, KENT, TN2 5ND | £700,000 | 28/07/2023 | Detached |
| 35 DUKES DRIVE, TUNBRIDGE WELLS, KENT, TN2 5FA | £957,000 | 28/07/2023 | Detached |
| 2 WALLACE CLOSE, TUNBRIDGE WELLS, KENT, TN2 5HW | £835,000 | 23/05/2023 | Detached |
| 19 RICHMOND PLACE, TUNBRIDGE WELLS, KENT, TN2 5JZ | £925,000 | 01/12/2022 | Detached |
| 20 HIGHGROVE, TUNBRIDGE WELLS, KENT, TN2 5NF | £1,375,000 | 03/11/2022 | Detached |
| 9 BROADWATER DOWN, TUNBRIDGE WELLS, KENT, TN2 5NJ | £2,575,000 | 27/10/2022 | Detached |
| 8 BIRLING PARK AVENUE, TUNBRIDGE WELLS, KENT, TN2 5LQ | £1,075,000 | 26/10/2022 | Detached |
| 193A FOREST ROAD, TUNBRIDGE WELLS, KENT, TN2 5JA | £1,855,000 | 05/10/2022 | Detached |
| 200 FOREST ROAD, TUNBRIDGE WELLS, KENT, TN2 5JB | £900,000 | 31/08/2022 | Detached |
| 8 COPPERFIELDS, TUNBRIDGE WELLS, KENT, TN2 5HZ | £1,750,000 | 25/08/2022 | Detached |
| 108 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EN | £1,430,000 | 04/08/2022 | Detached |
| HIDDEN MEWS 1 BIRLING ROAD, TUNBRIDGE WELLS, KENT, TN2 5GR | £730,000 | 13/07/2022 | Detached |
| 209 FOREST ROAD, TUNBRIDGE WELLS, KENT, TN2 5JA | £985,000 | 07/06/2022 | Detached |
| 46B FRANT ROAD, TUNBRIDGE WELLS, KENT, TN2 5LJ | £1,695,000 | 29/04/2022 | Detached |
| 13 BAYHAM ROAD, TUNBRIDGE WELLS, KENT, TN2 5HR | £863,724 | 18/03/2022 | Detached |
| 16 BIRLING PARK AVENUE, TUNBRIDGE WELLS, KENT, TN2 5LQ | £1,370,000 | 18/03/2022 | Detached |
| 12A WALLACE CLOSE, TUNBRIDGE WELLS, KENT, TN2 5HW | £770,000 | 23/02/2022 | Detached |
| Same street 50 BIRLING ROAD, TUNBRIDGE WELLS, KENT, TN2 5LZ | £845,000 | 17/02/2022 | Detached |
| 9 HIDDEN MEWS, TUNBRIDGE WELLS, KENT, TN2 5GR | £895,000 | 03/12/2021 | Detached |
| Same street 60 BIRLING ROAD, TUNBRIDGE WELLS, KENT, TN2 5LZ | £1,011,550 | 10/11/2021 | Detached |
Street average: £911,638 (4 sales)
Area average: £1,222,208 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Tunbridge Wells. Series: Detached. As of February 2026.
Rental Range
Estimated market rent for Tunbridge Wells. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Tunbridge Wells.
LHA (30th percentile) floor for High Weald: £1,820/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Birling Road | 0.2 miles |
| Shop | Kidman’s Garden & Estate Machinery | 0.5 miles |
| Train station | Tunbridge Wells West | 0.6 miles |
| Shop | Oak & Interiors | 0.6 miles |
| Train station | Tunbridge Wells | 0.9 miles |
| Hospital | Tunbridge Wells Independant Hospital | 3.6 miles |
| University | Tonbridge Adult Education Centre | 5.2 miles |
| Hospital | Hawkhurst Community Hospital | 10.9 miles |
| University | St Piers College | 11.6 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 21 |
| Anti-social behaviour | 14 |
| Other theft | 8 |
| Criminal damage and arson | 4 |
| Drugs | 4 |
| Vehicle crime | 4 |
| Shoplifting | 3 |
| Burglary | 2 |
| Other crime | 2 |
| Public order | 1 |
| Total incidents | 63 |
Within 1 mile during Mar 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 |
|---|---|---|---|
| The Mead School | Other | 0.4 miles | — (No rating) |
| Broadwater Down Primary School | Primary | 0.5 miles | Good — 4 May 2023 |
| Claremont Primary School | Primary | 0.7 miles | Good — 13 Feb 2023 |
| St Mark's Church of England Primary School | Primary | 0.9 miles | Good — 17 Jun 2013 |
| St Peter's Church of England Primary School | Primary | 1.0 miles | Outstanding — 24 Apr 2014 |
Rental Comparables
Rental listings exist nearby, but none matched the 4-bedroom estimate from EPC for this property.
Rent-driven metrics
Based on Area rent estimate.
- 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).