# 2 bedroom flat for sale (ME1 3WH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 6, BAILEY HOUSE, 16, WORRALL DRIVE, ROCHESTER, WOULDHAM, KENT ME1 3WH |
| Price | £260,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Floor area | 72 m² |
| Last sold | £260,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 10/08/2031
- **Current heating cost:** £177/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0370-3689-1080-2499-5221)

## Description

**New to the Market – No Chain! **

Step inside this stunning and spacious two-bedroom apartment, perfectly positioned on the second floor of a beautifully maintained development in the sought-after Peters Village.

This impressive home offers generous room sizes throughout, including a bright lounge with a Juliette balcony—perfect for enjoying a fresh breeze on warm summer evenings. The modern kitchen is stylish and practical, while the master bedroom boasts its own ensuite for added comfort. Additional features include zonal heating, fibre internet (ideal for home working or gaming), and excellent storage space.

Externally, the property provides undercover parking, offering that extra layer of protection for your car.

**Location Highlights**

Peters Village is a vibrant riverside community on the east bank of the River Medway, blending scenic surroundings with modern convenience. Residents benefit from:

A primary school, local shops, proposed medical centre, and village hall

Extensive footpaths and cycleways for sustainable transport

Quick connections via the new Peters Bridge to the A2, M2, M20, and M25

High-speed train and commuter coach services to London

Easy access to secondary schools and train lines to Strood, London St. Pancras, Tonbridge, and Maidstone West

Whether you're a professional commuter, a young family, or anyone seeking a blend of comfort, convenience, and community, this apartment delivers the best of modern riverside living.

**When calling to view or enquire quote Ref MR1222**

**Hallway**

**Lounge/Diner - 5.26m x 3.86m (17'3" x 12'8")**

**Kitchen - 3.12m x 3.02m (10'3" x 9'11")**

**Bedroom 1 - 4.44m x 3.35m (14'7" x 11'0")**

**Widest Points**

**Ensuite**

**Bedroom 2 - 3.45m x 3.33m (11'4" x 10'11")**

**Bathroom - 2.16m x 2.01m (7'1" x 6'7")**

**Exterior**

**Undercover Parking**

## Property Photos

- ![Photo](/listings/photos/167677892/1606941)
- ![Photo](/listings/photos/167677892/1606942)
- ![Photo](/listings/photos/167677892/1606943)
- ![Photo](/listings/photos/167677892/1606944)
- ![Photo](/listings/photos/167677892/1606945)
- ![Photo](/listings/photos/167677892/1606946)
- ![Photo](/listings/photos/167677892/1606947)
- ![Photo](/listings/photos/167677892/1606948)
- ![Photo](/listings/photos/167677892/1606949)

## Floorplans

- ![Floorplan 1](/listings/photos/167677892/1606950) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/167677892/1606951) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| BAILEY HOUSE, 16 FLAT 6 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3WH | £260,000 | 27/03/2026 | Flat |
| BAILEY HOUSE, 16 FLAT 6 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3WH | £238,995 | 27/08/2021 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FLORENCE HOUSE, 4 FLAT 1 LIME PLACE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3YU | £225,000 | 21/11/2025 | Flat |
| WALTER HOUSE, 3 FLAT 6 QUARRY CLOSE, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3ZA | £250,000 | 12/09/2025 | Flat |
| TOLHURST, 2 FLAT 1 NEWCOMEN LANE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3RE | £275,000 | 17/11/2023 | Flat |
| EDWIN HOUSE, 21 FLAT 4 NIGHTINGALE DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3YD | £215,000 | 15/09/2023 | Flat |
| 23 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3GE | £285,000 | 31/05/2023 | Flat |
| EVANS HOUSE, 34 FLAT 8 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3WH | £64,500 | 24/02/2023 | Flat |
| HARRIS HOUSE, 7 FLAT 5 CORLISS VALE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3GT | £255,000 | 28/11/2022 | Flat |
| EVANS HOUSE, 34 FLAT 2 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3WH | £63,000 | 03/11/2022 | Flat |
| HARRIS HOUSE, 7 FLAT 4 CORLISS VALE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3GT | £256,000 | 27/10/2022 | Flat |
| FLORENCE HOUSE, 4 FLAT 1 LIME PLACE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3YU | £228,335 | 31/03/2022 | Flat |
| FLORENCE HOUSE, 4 FLAT 4 LIME PLACE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3YU | £247,995 | 31/03/2022 | Flat |
| FLORENCE HOUSE, 4 FLAT 5 LIME PLACE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3YU | £244,995 | 30/03/2022 | Flat |
| FLORENCE HOUSE, 4 FLAT 3 LIME PLACE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3YU | £236,995 | 30/03/2022 | Flat |
| FLORENCE HOUSE, 4 FLAT 2 LIME PLACE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3YU | £239,995 | 30/03/2022 | Flat |
| FLORENCE HOUSE, 4 FLAT 6 LIME PLACE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3YU | £239,995 | 30/03/2022 | Flat |
| DAVIS HOUSE, 32 FLAT 2 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3WH | £60,000 | 11/03/2022 | Flat |
| DENNY HOUSE, 2 FLAT 1 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3WH | £240,995 | 28/02/2022 | Flat |
| DENNY HOUSE, 2 FLAT 5 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3WH | £242,995 | 31/01/2022 | Flat |
| DENNY HOUSE FLAT 2 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3WH | £240,995 | 31/01/2022 | Flat |
| 4 WORRALL DRIVE, WOULDHAM, ROCHESTER, TONBRIDGE AND MALLING, KENT, ME1 3WH | £274,995 | 28/01/2022 | Flat |

**Area average:** £219,340 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £193,865 (24 Flat, ME1, 2024–2026)
- **Deviation:** +34.1%

## Rental Range

*ONS Price Index of Private Rents (Tonbridge and Malling). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,333/mo
- **Realistic:** £1,481/mo
- **Optimistic:** £1,629/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Medway & Swale (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £848/mo

## 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 Semi-Detached House, Pyrite Close, ME1 | £1,900/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed End Terrace, Pyrite Close, ME1 | £2,000/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Penthouse, Helvellyn House, ME1 | £1,450/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Webster House, ME1 | £1,500/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Maisonette, Forge Green Court, ME2 | £1,350/mo | 2 | 1.04 miles | OpenRent |

**Average rent: £1,640/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.4×
- **Monthly cashflow:** £301/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.8%

*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).*

## Price per Square Metre

- **£/m²:** £3,611/m²

## Capital growth trend

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

- **5y growth:** -5.6%
- **10y growth:** -5.3%

## House Price Index (HM Land Registry)

*Official index for Tonbridge and Malling; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -1.1%
- **5y growth (index):** 0.1%
- **10y growth (index):** 14%

## 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)