Sold STC Flat

FLAT 18

BALMORAL HOUSE, 51 - 53, LONDON ROAD, TUNBRIDGE WELLS, KENT TN1 1DT

1 beds 1 baths 452 sq ft Listed 3 Sep 2024 (-662d)

£240,000

Guide Price

Reduced on 7 Oct 2024

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# 1 bedroom flat for sale (TN1 1DT)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 18, BALMORAL HOUSE, 51 - 53, LONDON ROAD, TUNBRIDGE WELLS, KENT TN1 1DT |
| Price | £240,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: before 1900 |
| Floor area | 42 m² |
| Last sold | £225,500 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 29/10/2030
- **Current heating cost:** £383/year
- **Est. upgrade cost to C:** £10,655

### Recommendations
- Q (£4,000 - £14,000)
- L2 (£800 - £1,200)
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7203-3901-0200-3420-1204)

## Description

Accommodation: The accommodation includes an entrance hall with entry phone system, open plan kitchen/reception room with bay window, double bedroom with fitted wardrobes and an en-suite bathroom. The property has electric radiators for heating and double glazing.

Outside: To the front of the property there is an allocated parking space.

Location: The property is situated in a desirable location, within a short walk of the Town Centre, Mainline Railway Station and The Pantiles. Tunbridge Wells is renowned for its excellent range of amenities, including the Royal Victoria Shopping Centre, Cinema Complex and Theatres. The Town is also well known for the Historic Pantiles, its open spaces and Parks. There are several well-regarded state and independent schools in the area, including grammar schools. For the commuter, Tunbridge Wells mainline station is only a short walk away, and provides a regular service to London Bridge, Charing Cross, and Cannon Street in under an hour. The A21 is also within proximity and links with the M25.

## Property Photos

- ![Picture No. 17](/listings/photos/151972445/747527) - Picture No. 17
- ![Picture No. 15](/listings/photos/151972445/747528) - Picture No. 15
- ![Picture No. 03](/listings/photos/151972445/747529) - Picture No. 03
- ![Picture No. 08](/listings/photos/151972445/747530) - Picture No. 08
- ![Picture No. 04](/listings/photos/151972445/747531) - Picture No. 04
- ![Picture No. 16](/listings/photos/151972445/747532) - Picture No. 16
- ![Picture No. 09](/listings/photos/151972445/747533) - Picture No. 09
- ![Picture No. 10](/listings/photos/151972445/747534) - Picture No. 10
- ![Picture No. 05](/listings/photos/151972445/747535) - Picture No. 05
- ![Picture No. 11](/listings/photos/151972445/747536) - Picture No. 11
- ![Picture No. 02](/listings/photos/151972445/747537) - Picture No. 02
- ![Picture No. 01](/listings/photos/151972445/747538) - Picture No. 01
- ![Picture No. 14](/listings/photos/151972445/747539) - Picture No. 14
- ![Picture No. 06](/listings/photos/151972445/747540) - Picture No. 06
- ![Picture No. 07](/listings/photos/151972445/747541) - Picture No. 07
- ![Picture No. 12](/listings/photos/151972445/747542) - Picture No. 12
- ![Picture No. 13](/listings/photos/151972445/747543) - Picture No. 13

## Floorplans

- ![Floorplan](/listings/photos/151972445/747544) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/151972445/747545) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BALMORAL HOUSE, 51 - 53 FLAT 18 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DT | £225,500 | 21/03/2025 | Flat |
| BALMORAL HOUSE, 51 - 53 FLAT 18 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DT | £230,000 | 05/08/2016 | Flat |
| BALMORAL HOUSE, 51 - 53 FLAT 18 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DT | £163,500 | 15/02/2013 | Flat |
| BALMORAL HOUSE, 51 - 53 FLAT 18 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DT | £166,000 | 30/03/2010 | 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 |
|---------|-------|------|------|
| 14 ROSEHILL WALK, TUNBRIDGE WELLS, KENT, TN1 1HL | £370,000 | 17/11/2025 | Flat |
| 35 FLAT 3 CHURCH ROAD, TUNBRIDGE WELLS, KENT, TN1 1JT | £160,000 | 17/09/2025 | Flat |
| 14 POST OFFICE SQUARE, TUNBRIDGE WELLS, KENT, TN1 1BQ | £895,000 | 28/02/2025 | Flat |
| THE RETREAT, 55 FLAT 7 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR | £312,000 | 24/01/2025 | Flat |
| VALE HOUSE 28 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE | £290,000 | 24/11/2023 | Flat |
| THE RETREAT, 55 FLAT 6 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR | £300,000 | 13/10/2023 | Flat |
| WELLS CLOSE 8 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HF | £269,000 | 09/10/2023 | Flat |
| BALMORAL HOUSE, 51 - 53 FLAT 2 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DT | £450,000 | 23/05/2023 | Flat |
| VALE HOUSE 29 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE | £370,500 | 27/01/2023 | Flat |
| VALE HOUSE 1 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE | £235,000 | 19/01/2023 | Flat |
| THE RETREAT, 56 FLAT 12 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR | £325,000 | 21/12/2022 | Flat |
| VALE HOUSE 18 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE | £350,000 | 20/12/2022 | Flat |
| 23 POST OFFICE SQUARE, TUNBRIDGE WELLS, KENT, TN1 1BQ | £815,000 | 19/12/2022 | Flat |
| THE RETREAT, 56 FLAT 15 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR | £390,000 | 12/12/2022 | Flat |
| THE RETREAT, 55 FLAT 3 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR | £320,000 | 24/11/2022 | Flat |
| VALE HOUSE 20 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE | £369,150 | 28/10/2022 | Flat |
| THE RETREAT, 57 FLAT 18 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR | £435,000 | 28/10/2022 | Flat |
| 54B LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR | £482,500 | 25/10/2022 | Flat |
| THE RETREAT, 56 FLAT 13 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR | £545,000 | 12/10/2022 | Flat |
| THE RETREAT, 57 FLAT 19 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR | £385,000 | 23/09/2022 | Flat |

**Area average:** £403,408 (20 sales)

## Price vs local average

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

- **Local average:** £270,500 (22 Flat, TN1, 2024–2026)
- **Deviation:** -11.3%

## Rental Range

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

- **Low:** £1,365/mo
- **Realistic:** £1,517/mo
- **Optimistic:** £1,669/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £798/mo

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £189,625
- **Target investor price (1%):** £151,700

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,714/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:** -15.2%

## House Price Index (HM Land Registry)

*Official index for Tunbridge Wells; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.5%
- **5y growth (index):** 0.3%
- **10y growth (index):** 15.7%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

42 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: before 1900

Last sold

£225,500 Mar 2025

Price per m²

£5,714/m²

Local average

£270,500 (-11.3%)

Street crime

210 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes

Description

Freeman Forman are delighted to present this chain free, one bedroom ground floor apartment, located in the centre of Tunbridge Wells, just a short walk from the Common, The Pantiles, Old High Street and Mainline Railway Station. Viewing advised.

Accommodation: The accommodation includes an entrance hall with entry phone system, open plan kitchen/reception room with bay window, double bedroom with fitted wardrobes and an en-suite bathroom. The property has electric radiators for heating and double glazing.

Outside: To the front of the property there is an allocated parking space.

Location: The property is situated in a desirable location, within a short walk of the Town Centre, Mainline Railway Station and The Pantiles. Tunbridge Wells is renowned for its excellent range of amenities, including the Royal Victoria Shopping Centre, Cinema Complex and Theatres. The Town is also well known for the Historic Pantiles, its open spaces and Parks. There are several well-regarded state and independent schools in the area, including grammar schools. For the commuter, Tunbridge Wells mainline station is only a short walk away, and provides a regular service to London Bridge, Charing Cross, and Cannon Street in under an hour. The A21 is also within proximity and links with the M25.

Listed by

Tunbridge Wells

Countrywide UK Sales - Connells

Reference: 151972445

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 30/10/2020

Expiry date: 29/10/2030

Current heating cost: £383/year

Potential heating cost: £116/year

Est. upgrade cost to C: £10,655

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
High heat retention storage heaters (£800 - £1,200)
Heat recovery system for mixer showers (£585 - £725)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

36% since 2010

Event	Date	Price	% change
Sold	21/03/2025 (1 year ago)	£225,500	-2%
Sold	05/08/2016 (9 years ago)	£230,000	+40.7%
Sold	15/02/2013 (13 years ago)	£163,500	-1.5%
Sold	30/03/2010 (16 years ago)	£166,000	—

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
14 ROSEHILL WALK, TUNBRIDGE WELLS, KENT, TN1 1HL	£370,000	17/11/2025	Flat
35 FLAT 3 CHURCH ROAD, TUNBRIDGE WELLS, KENT, TN1 1JT	£160,000	17/09/2025	Flat
14 POST OFFICE SQUARE, TUNBRIDGE WELLS, KENT, TN1 1BQ	£895,000	28/02/2025	Flat
THE RETREAT, 55 FLAT 7 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR	£312,000	24/01/2025	Flat
VALE HOUSE 28 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE	£290,000	24/11/2023	Flat
THE RETREAT, 55 FLAT 6 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR	£300,000	13/10/2023	Flat
WELLS CLOSE 8 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HF	£269,000	09/10/2023	Flat
BALMORAL HOUSE, 51 - 53 FLAT 2 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DT	£450,000	23/05/2023	Flat
VALE HOUSE 29 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE	£370,500	27/01/2023	Flat
VALE HOUSE 1 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE	£235,000	19/01/2023	Flat
THE RETREAT, 56 FLAT 12 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR	£325,000	21/12/2022	Flat
VALE HOUSE 18 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE	£350,000	20/12/2022	Flat
23 POST OFFICE SQUARE, TUNBRIDGE WELLS, KENT, TN1 1BQ	£815,000	19/12/2022	Flat
THE RETREAT, 56 FLAT 15 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR	£390,000	12/12/2022	Flat
THE RETREAT, 55 FLAT 3 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR	£320,000	24/11/2022	Flat
VALE HOUSE 20 CLARENCE ROAD, TUNBRIDGE WELLS, KENT, TN1 1HE	£369,150	28/10/2022	Flat
THE RETREAT, 57 FLAT 18 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR	£435,000	28/10/2022	Flat
54B LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR	£482,500	25/10/2022	Flat
THE RETREAT, 56 FLAT 13 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR	£545,000	12/10/2022	Flat
THE RETREAT, 57 FLAT 19 LONDON ROAD, TUNBRIDGE WELLS, KENT, TN1 1DR	£385,000	23/09/2022	Flat

Area average: £403,408 (20 sales)

Capital growth trend

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

5y growth -19.2%

10y growth -15.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Tunbridge Wells. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.5%

5y (index) 0.3%

10y (index) 15.7%

Rental Range

Estimated market rent for Tunbridge Wells. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,365/mo

Realistic £1,517/mo

Optimistic £1,669/mo

Based on Local Authority from postcode lookup → Tunbridge Wells.

LHA (30th percentile) floor for High Weald: £798/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN1 1DT

Address

London Road

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	The Secret Cellar	0.1 miles
Bus stop	Church Road	0.1 miles
Shop	The Range	0.2 miles
Bus stop	Tunbridge Wells Railway Station	0.2 miles
Train station	Tunbridge Wells	0.2 miles
Train station	Tunbridge Wells West	0.6 miles
Hospital	Tunbridge Wells Independant Hospital	3.2 miles
University	Tonbridge Adult Education Centre	4.3 miles
University	St Piers College	11.2 miles
Hospital	Hawkhurst Community Hospital	11.5 miles

Street-level crime

Category	Count
Violence and sexual offences	63
Anti-social behaviour	38
Shoplifting	26
Criminal damage and arson	21
Vehicle crime	14
Other theft	13
Drugs	11
Public order	9
Burglary	4
Possession of weapons	4
Theft from the person	3
Robbery	2
Bicycle theft	1
Other crime	1
Total incidents	210

Within 1 mile during Apr 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 Wells Free School	Primary	0.4 miles	Good — 29 Jun 2015
The Mead School	Other	0.5 miles	— (No rating)
Claremont Primary School	Primary	0.6 miles	Good — 13 Feb 2023
St Peter's Church of England Primary School	Primary	0.7 miles	Outstanding — 24 Apr 2014
St James' Church of England Voluntary Aided Primary School	Primary	0.7 miles	Good — 24 Apr 2024

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.63%

Max investor price (0.8%) £189,625

Target investor price (1%) £151,700

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).