# 3 bedroom semi-detached house for sale (TN13 3SQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 THE PADDOCKS, SEVENOAKS, KENT TN13 3SQ |
| Price | £675,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | E |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 90 m² |
| Last sold | £565,000 Jul 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 20/07/2036
- **Current heating cost:** £754/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2119-8630-2726-3451)

## Description

Exquisitely finished and thoughtfully extended 2/3 bedroom semi-detached house which has been tailored to particularly suit a down sizer or time restricted professional couple. This exemplary home is located in a superb position within walking distance of Sevenoaks main railway station and town centre. Enjoying a verdant outlook in a small cul de sac of houses built by Berkeley Homes about 35 years ago.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/91400223/1902592) - Floorplan 1

## FENSA Certificates

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

### FENSA Certificate #3078003
- **Address:** 2 The Paddocks, Sevenoaks, TN13 3SQ
- **Certificate Issued:** 27/09/2005
- **Work Completed:** 07/09/2005
- **Items:** 4 window(s)

### FENSA Certificate #1948098
- **Address:** 2 The Paddocks, Sevenoaks, TN13 3SQ
- **Certificate Issued:** 10/08/2004
- **Work Completed:** 20/07/2004
- **Items:** 2 window(s)

### FENSA Certificate #15471050
- **Address:** 2 The Paddocks, SEVENOAKS, TN13 3SQ
- **Certificate Issued:** 06/11/2022
- **Work Completed:** 19/10/2022
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 THE PADDOCKS, SEVENOAKS, KENT, TN13 3SQ | £565,000 | 01/07/2022 | Semi-detached |
| 2 THE PADDOCKS, SEVENOAKS, KENT, TN13 3SQ | £415,000 | 20/11/2013 | 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 |
|---------|-------|------|------|
| 6 KNOLE ROAD, SEVENOAKS, KENT, TN13 3XH | £1,385,000 | 28/01/2022 | Semi-detached |
| 8 HOLLY BUSH LANE, SEVENOAKS, KENT, TN13 3UN | £1,460,000 | 21/01/2022 | Semi-detached |

**Area average:** £1,422,500 (2 sales)

## Price vs local average

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

- **Local average:** £617,925 (18 Semi-detached, TN13, 2024–2026)
- **Deviation:** +9.2%

## Rental Range

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

- **Low:** £1,623/mo
- **Realistic:** £1,803/mo
- **Optimistic:** £1,983/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for High Weald (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,319/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 |
|------|------|------|------|------|
| 3 Bed Detached House, Godden Green Lodge, TN15 | £2,595/mo | 3 | 1.06 miles | OpenRent |

**Average rent: £2,595/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £324,375
- **Target investor price (1%):** £259,500

*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 £2,595/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.7×
- **Monthly cashflow:** £-348/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.1%

*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:** £7,500/m²

## Capital growth trend

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

- **5y growth:** -19.2%
- **10y growth:** 17.7%

## House Price Index (HM Land Registry)

*Official index for Sevenoaks; Semi-detached series; as of May 2026.*

- **1y growth (index):** 5%
- **5y growth (index):** 22.4%
- **10y growth (index):** 39.8%

## 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)