Sold STC Terraced

2

NORTHFIELD HOUSE, PENSHURST ROAD, TUNBRIDGE WELLS, SPELDHURST, KENT TN3 0PQ

2 beds 1 baths 614 sq ft Listed 21 Jan 2025 (-508d)

£300,000

Guide Price

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# 2 bedroom terraced house for sale (TN3 0PQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2, NORTHFIELD HOUSE, PENSHURST ROAD, TUNBRIDGE WELLS, SPELDHURST, KENT TN3 0PQ |
| Price | £300,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 57 m² |
| Last sold | £288,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** A
- **Expiry date:** 23/09/2031
- **Current heating cost:** £251/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0219-0202-5209-3412-4414)

## Description

Accommodation: The ground floor includes an entrance hall, open plan living/dining room, with understairs storage and a well appointed kitchen. Stairs rise from the entrance hall to the first floor landing, offering access to the two bedrooms and bathroom which is fitted with a white suite. The property has a gas fired central heating system.

Outside: To the front of the property is a south facing courtyard garden, offering an ideal space to sit outside during those warmer months.

Location: The property is found in the heart of the sought-after village of Speldhurst, within close proximity of the highly regarded Church of England Primary School, and close to the imposing and handsome St Mary’s Church and within a short walk of 13th Century Inn, The George and Dragon 'gastro' pub. The village offers good local amenities with the Speldhurst Community Shop, Bus service, GP Surgery, Pharmacy, Post Office, Village Hall and Recreation ground, home to many local clubs and groups including the long running local football and cricket teams and enjoys access to many countryside walks and cycle routes. Speldhurst lies about 4 miles to the north west of Tunbridge Wells with its extensive shopping and recreational facilities and mainline station, the village is also within very convenient reach of the nearby towns of Tonbridge and Sevenoaks.

## Property Photos

- ![Picture No. 18](/listings/photos/157159406/378679) - Picture No. 18
- ![Picture No. 10](/listings/photos/157159406/378680) - Picture No. 10
- ![Picture No. 14](/listings/photos/157159406/378681) - Picture No. 14
- ![Picture No. 07](/listings/photos/157159406/378682) - Picture No. 07
- ![Picture No. 03](/listings/photos/157159406/378683) - Picture No. 03
- ![Picture No. 17](/listings/photos/157159406/378685) - Picture No. 17
- ![Picture No. 11](/listings/photos/157159406/378686) - Picture No. 11
- ![Picture No. 09](/listings/photos/157159406/378687) - Picture No. 09
- ![Picture No. 08](/listings/photos/157159406/378688) - Picture No. 08
- ![Picture No. 05](/listings/photos/157159406/378691) - Picture No. 05
- ![Picture No. 12](/listings/photos/157159406/378692) - Picture No. 12
- ![Picture No. 06](/listings/photos/157159406/378693) - Picture No. 06
- ![Picture No. 04](/listings/photos/157159406/378696) - Picture No. 04
- ![Picture No. 13](/listings/photos/157159406/378697) - Picture No. 13
- ![Picture No. 19](/listings/photos/157159406/378698) - Picture No. 19

## Floorplans

- ![Floorplan](/listings/photos/157159406/378699) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/157159406/378701) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| NORTHFIELD HOUSE 2 PENSHURST ROAD, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PQ | £288,000 | 31/03/2025 | Terraced |
| NORTHFIELD HOUSE 2 PENSHURST ROAD, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PQ | £183,000 | 11/07/2012 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 NORTHFIELDS, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PN | £340,000 | 23/10/2023 | Terraced |
| 8 NORTHFIELDS, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PL | £589,000 | 21/06/2023 | Terraced |
| [Same street] PORTLAND VILLA 2 PENSHURST ROAD, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PQ | £600,000 | 24/08/2022 | Semi-detached |
| [Same street] RAGSTONES PENSHURST ROAD, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PQ | £1,165,000 | 07/12/2021 | Detached |

**Street average:** £882,500 (2 sales)
**Area average:** £464,500 (2 sales)

## Price vs local average

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

- **Local average:** £325,000 (2 Terraced, TN3, 2024–2026)
- **Deviation:** -7.7%

## Rental Range

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

- **Low:** £1,358/mo
- **Realistic:** £1,509/mo
- **Optimistic:** £1,660/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,072/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 Flat, Bentham Hill House, TN3 | £1,825/mo | 2 | 1.1 miles | OpenRent |

**Average rent: £1,825/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £228,125
- **Target investor price (1%):** £182,500

*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 £1,825/mo).*

- **Gross yield:** 7.3%
- **Cost-to-rent:** 13.7×
- **Monthly cashflow:** £436/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6%

*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:** £5,263/m²

## House Price Index (HM Land Registry)

*Official index for Tunbridge Wells; Terraced series; as of March 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 12.4%
- **10y growth (index):** 33.4%

## 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)

Picture No. 18 Picture No. 10 Picture No. 14 Picture No. 07 Picture No. 03 Picture No. 17 Picture No. 11 Picture No. 09 Picture No. 08 Picture No. 05 Picture No. 12 Picture No. 06 Picture No. 04 Picture No. 13 Picture No. 19

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Property details

Tenure

FREEHOLD

Floor area

57 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 2007-2011

Last sold

£288,000 Mar 2025

Price per m²

£5,263/m²

Local average

£325,000 (-7.7%)

Deprivation

Decile 9 (27,930 of 33,755)

Street crime

3 incidents within 1 mile (Apr 2026)

Additional details

Garden: Yes

Description

Guide price £300,000 - £325,000. Freeman Forman are delighted to present this two bedroom, mid terrace period cottage, located in the heart of the popular Village of Speldhurst. The property offers immaculately presented accommodation, a south facing front courtyard garden and is available with no onward chain. Viewing advised.

Accommodation: The ground floor includes an entrance hall, open plan living/dining room, with understairs storage and a well appointed kitchen. Stairs rise from the entrance hall to the first floor landing, offering access to the two bedrooms and bathroom which is fitted with a white suite. The property has a gas fired central heating system.

Outside: To the front of the property is a south facing courtyard garden, offering an ideal space to sit outside during those warmer months.

Location: The property is found in the heart of the sought-after village of Speldhurst, within close proximity of the highly regarded Church of England Primary School, and close to the imposing and handsome St Mary’s Church and within a short walk of 13th Century Inn, The George and Dragon 'gastro' pub. The village offers good local amenities with the Speldhurst Community Shop, Bus service, GP Surgery, Pharmacy, Post Office, Village Hall and Recreation ground, home to many local clubs and groups including the long running local football and cricket teams and enjoys access to many countryside walks and cycle routes. Speldhurst lies about 4 miles to the north west of Tunbridge Wells with its extensive shopping and recreational facilities and mainline station, the village is also within very convenient reach of the nearby towns of Tonbridge and Sevenoaks.

Listed by

Tunbridge Wells

Countrywide UK Sales - Connells

Reference: 157159406

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: A

Inspection date: 24/09/2021

Expiry date: 23/09/2031

Current heating cost: £251/year

Potential heating cost: £251/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

57% since 2012

Event	Date	Price	% change
Sold	31/03/2025 (1 year ago)	£288,000	+57.4%
Sold	11/07/2012 (13 years ago)	£183,000	—

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
20 NORTHFIELDS, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PN	£340,000	23/10/2023	Terraced
8 NORTHFIELDS, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PL	£589,000	21/06/2023	Terraced
Same street PORTLAND VILLA 2 PENSHURST ROAD, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PQ	£600,000	24/08/2022	Semi-detached
Same street RAGSTONES PENSHURST ROAD, SPELDHURST, TUNBRIDGE WELLS, KENT, TN3 0PQ	£1,165,000	07/12/2021	Detached

Street average: £882,500 (2 sales)

Area average: £464,500 (2 sales)

Capital growth trend

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

1y (index) 3.2%

5y (index) 12.4%

10y (index) 33.4%

Rental Range

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

Low £1,358/mo

Realistic £1,509/mo

Optimistic £1,660/mo

Based on Local Authority from postcode lookup → Tunbridge Wells.

LHA (30th percentile) floor for High Weald: £1,072/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN3 0PQ

Address

Penshurst Road

Nearby

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

Type	Name	Distance
Shop	Classic Violin	0.1 miles
Bus stop	Southfields Road	0.1 miles
Shop	Speldhurst's Community Shop	0.2 miles
Bus stop	Southfields	0.2 miles
Hospital	Tunbridge Wells Independant Hospital	1.8 miles
Train station	High Rocks	2.1 miles
Train station	Tunbridge Wells West	2.6 miles
Hospital	Burrswood	3.0 miles
University	Tonbridge Adult Education Centre	3.7 miles
University	St Piers College	9.0 miles

Street-level crime

Category	Count
Other crime	1
Other theft	1
Public order	1
Total incidents	3

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
Speldhurst Church of England Voluntary Aided Primary School	Primary	0.2 miles	Outstanding — 3 Mar 2014
Broomhill Bank School	Other	1.0 miles	Good — 30 Apr 2018
Rusthall St Paul's CofE Primary School	Primary	1.3 miles	Requires improvement — 14 Jun 2023
Bidborough Church of England Voluntary Controlled Primary School	Primary	1.3 miles	Good — 9 Sep 2013
Langton Green Primary School	Primary	1.4 miles	Good — 9 Jun 2024

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 Flat, Bentham Hill House, TN3	£1,825/mo	2	1.1 miles	OpenRent

Average rent: £1,825/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.61%

Max investor price (0.8%) £228,125

Target investor price (1%) £182,500

Gross yield 7.3%

Cost-to-rent ratio 13.7×

Monthly cashflow £436/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).