# 3 bedroom semi-detached house for sale (TN1 2NS) ## Property Details | Key | Value | |-----|-------| | Address | 61 BEULAH ROAD, TUNBRIDGE WELLS, KENT TN1 2NS | | Price | £725,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1900-1929 | | Floor area | 101 m² | | Last sold | £710,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 19/08/2035 - **Current heating cost:** £1,237/year - **Est. upgrade cost to C:** £26,800 ### Recommendations - A (£900 - £1,200) - Q (£7,500 - £11,000) - 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/6635-4828-3500-0870-3222) ## Description Set within the popular St James’ area of the town and only 0.3 mile from St James Primary School, this lovely semi-detached Victorian house is perfectly located for families and for easy access to the town centre. The current owners have made numerous improvements to the property during their time here, including reconfiguring the ground floor and their hard work has resulted in a beautiful family home, decorated in soft neutral tones, with excellent natural light and modern fitments. The entrance hall has space to hang coats, with attractive and hard-wearing, herringbone-style Amtico flooring which continues throughout the ground floor. Opening into the versatile kitchen/dining/family room with a seating area overlooking the rear garden and flowing through to the kitchen area with bi-fold doors to provide a seamless connection with your garden. The kitchen is fitted with bespoke units and engineered stone countertops, incorporating an island unit with breakfast bar and leaving space for a separate dining table. Integrated appliances include a dishwasher and a Quooker instant hot water tap, with the fridge/freezer, range cooker, washing machine and tumble dryer all available by separate negotiation. To the front of the house, is an elegant sitting room, with bay window adorned with shutters and a living flame style gas fire with useful built-in storage to the side. A cloakroom completes the ground floor accommodation. Upstairs, the master bedroom impresses with its generous size, complete with two double fitted wardrobes and a bay window that adds character to the room. Two further double bedrooms provide ample space for family members or guests, each with a fitted double wardrobe, and there is a stylish family bathroom with shower over the bath and useful storage for toiletries. Outside, the property benefits from a sunny and relatively private, south-west facing garden. This lovely space is low-maintenance, with a paved patio to the side, leading on to a level lawned garden and further decked terrace with raised flower bed, to provide several areas to relax and enjoy the sunshine or a meal outside in the fresh air. The level garden is ideal for young children and a side gate provides easy access for buggies and bikes and the timber garden shed will remain. A rare benefit for town centre living, is the driveway which provides parking for two cars. The current owners have loved living here, with the luxury of having everything Tunbridge Wells has to offer, right on their doorstep and rarely needing to use their car. Beulah Road is part of a vibrant and friendly neighbourhood, with the residents having organised many events together over the years such as a regular Summer party and welcoming new residents into their community. For sale with no onward chain - Don't miss out on the chance to make this property your new home! Material Information Disclosure - **National Trading Standards Material Information Part B Requirements** (information that should be established for all properties) Property Construction - Brick and block, rendered Property Roofing - Slate tiles Electricity Supply - Mains Water Supply - Mains Sewerage - Mains Heating - Gas Broadband - FTTP Mobile Signal / Coverage - Good Parking – Driveway parking for 2 cars   **National Trading Standards Material Information Part C Requirements** (information that may or may not need to be established depending on whether the property is affected or impacted by the issue in question) Building Safety - None known Restrictions - None known Rights and Easements - None known Flood Risk - N/A Coastal Erosion Risk - N/A Planning Permission - None known Accessibility / Adaptations - N/A Coalfield / Mining Area - N/A EPC Rating: D**Location** The property enjoys all the convenience of its central location in the heart of Tunbridge Wells. The vibrant Camden Road is just a short walk away and provides an easy walk to the town centre, with its excellent range of shops, restaurants and recreational facilities. Hilbert and Grosvenor Park, with its café, large open spaces and children’s play area, is also nearby, and the mainline station with regular services to Central London, is within a 15 minute walk. There are excellent schooling options in the area, including those in the much sought-after Kent Grammar system and the property is within the catchment for St James' Primary School. The impressive, award-winning Bluewater Shopping Centre is 30 miles away and if you want to escape to the south coast, then the lovely seaside towns are only 26 miles distant. **Parking - Driveway** ## Property Photos - ![Photo](/listings/photos/166437467/1358392) - ![Photo](/listings/photos/166437467/1358393) - ![Photo](/listings/photos/166437467/1358394) - ![Photo](/listings/photos/166437467/1358395) - ![Photo](/listings/photos/166437467/1358396) - ![Photo](/listings/photos/166437467/1358397) - ![Photo](/listings/photos/166437467/1358398) - ![Photo](/listings/photos/166437467/1358399) - ![Photo](/listings/photos/166437467/1358400) - ![Photo](/listings/photos/166437467/1358401) - ![Photo](/listings/photos/166437467/1358402) - ![Photo](/listings/photos/166437467/1358403) - ![Photo](/listings/photos/166437467/1358404) - ![Photo](/listings/photos/166437467/1358405) - ![Photo](/listings/photos/166437467/1358406) - ![Photo](/listings/photos/166437467/1358407) ## Floorplans - ![All](/listings/photos/166437467/1358408) - All ## EPC Graphs - ![EPC 1](/listings/photos/166437467/1358409) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 61 BEULAH ROAD, TUNBRIDGE WELLS, KENT, TN1 2NS | £710,000 | 14/01/2026 | Semi-detached | | 61 BEULAH ROAD, TUNBRIDGE WELLS, KENT, TN1 2NS | £535,000 | 13/04/2017 | 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 | |---------|-------|------|------| | 73 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RP | £271,000 | 28/03/2025 | Semi-detached | | 57 STONE STREET, TUNBRIDGE WELLS, KENT, TN1 2QU | £900,000 | 17/11/2023 | Semi-detached | | 65 STONE STREET, TUNBRIDGE WELLS, KENT, TN1 2QU | £865,000 | 17/11/2023 | Semi-detached | | 38 GRANVILLE ROAD, TUNBRIDGE WELLS, KENT, TN1 2NX | £515,000 | 20/10/2023 | Semi-detached | | 4 STONE STREET, TUNBRIDGE WELLS, KENT, TN1 2QT | £450,000 | 12/10/2023 | Semi-detached | | 50 BEULAH ROAD, TUNBRIDGE WELLS, KENT, TN1 2NR | £1,100,000 | 26/05/2023 | Semi-detached | | 32 GRANVILLE ROAD, TUNBRIDGE WELLS, KENT, TN1 2NX | £467,000 | 10/03/2023 | Semi-detached | | 30 STONE STREET, TUNBRIDGE WELLS, KENT, TN1 2QT | £850,000 | 09/12/2022 | Semi-detached | | 18 COMMERCIAL ROAD, TUNBRIDGE WELLS, KENT, TN1 2RS | £355,000 | 26/07/2022 | Semi-detached | | [Same street] 21 BEULAH ROAD, TUNBRIDGE WELLS, KENT, TN1 2NS | £1,435,500 | 14/07/2022 | Semi-detached | | 6 ALBION ROAD, TUNBRIDGE WELLS, KENT, TN1 2PE | £561,000 | 11/07/2022 | Semi-detached | | [Same street] 27 FLAT 3 BEULAH ROAD, TUNBRIDGE WELLS, KENT, TN1 2NS | £190,000 | 06/05/2022 | Flat | | [Same street] 37 BEULAH ROAD, TUNBRIDGE WELLS, KENT, TN1 2NS | £654,000 | 18/03/2022 | Semi-detached | | [Same street] 19 BEULAH ROAD, TUNBRIDGE WELLS, KENT, TN1 2NS | £1,425,000 | 18/02/2022 | Semi-detached | | [Same street] 27 FLAT 1 BEULAH ROAD, TUNBRIDGE WELLS, KENT, TN1 2NS | £189,950 | 09/02/2022 | Flat | | 4 STONE STREET, TUNBRIDGE WELLS, KENT, TN1 2QT | £408,000 | 20/08/2021 | Semi-detached | **Street average:** £778,890 (5 sales) **Area average:** £612,909 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £851,250 (12 Semi-detached, TN1, 2024–2026) - **Deviation:** -14.8% ## 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):** £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 Terraced House, The Rosemont, TN1 | £3,295/mo | 3 | 0.1 miles | OpenRent | **Average rent: £3,295/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.45% (weak for cashflow) - **Max investor price (0.8%):** £411,875 - **Target investor price (1%):** £329,500 *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 £3,295/mo).* - **Gross yield:** 5.5% - **Cost-to-rent:** 18.3× - **Monthly cashflow:** £85/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.5% *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).* ## Price per Square Metre - **£/m²:** £7,178/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 37% - **10y growth:** 66.8% ## House Price Index (HM Land Registry) *Official index for Tunbridge Wells; Semi-detached series; as of April 2026.* - **1y growth (index):** 1.3% - **5y growth (index):** 14% - **10y growth (index):** 36.3% ## 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)