26 TANNERS HILL GARDENS
HYTHE, KENT CT21 5HX
£450,000
Property details
Tenure
FREEHOLD
Floor area
92 m²
Council tax band
D
EPC rating
D
Year built
England and Wales: 1930-1949
Last sold
£435,000 Sep 2024
Price per m²
£4,891/m²
Local average
£441,309 (+2%)
Deprivation
Decile 8 (26,646 of 33,755)
Street crime
46 incidents within 1 mile (Mar 2026)
Key features
- Semi-detached house
- Sought after location
- Entrance porch, Entrance hall
- Sitting room, Dining room
- Kitchen, Utility/Sun room, Cloakroom
- Three Bedrooms
- Bathroom
- West facing garden backing directly onto Eaton Lands
- Summer House/Home office
- Exciting opportunity (plans approved for single storey extension to the rear)
Additional details
- Heating
- Double glazing, Gas central
- Parking
- Off street
- Garden
- Front garden, Enclosed garden, Rear garden, Back garden
Description
An exciting opportunity to acquire a property which has benefited from some updating and improvement but still offers considerable scope for prospective purchasers to make their own mark on the property and benefit from the plans that have already been approved to extend the house with a single storey extension to the rear (Ref:21/1983/FH) which will considerably enhance the living accommodation.
The accommodation currently comprises an entrance hall, two reception rooms, galley kitchen, utility/sun room, cloakroom, three bedrooms and a bathroom. A particularly attractive aspect of the property is its garden which enjoys a sunny south westerly aspect with a substantial summer house/home office and direct access on Eaton Lands, a most attractive expanse of open grassland and flower meadows.
For rom sizes please refer to the floor plan.
SITUATION
Tanners Hill Gardens is a particularly desirable location which backs directly onto and accesses Eaton Lands with its attractive wild flower meadows, playing fields, woodland and allotments. It is within walking distance of the centre of Saltwood village, with its pretty village green, local shop, restaurant, pub, historic church and castle. There are two excellent primary schools also within a short walk and Brockhill Performing Arts College is only a little further on. There are two highly regarded Grammar Schools in Folkestone with a regular bus service providing access to both. Hythe town centre, with its busy High Street offering a range of independent shops and restaurants is also nearby. There are also 4 supermarkets in the town (including Waitrose, Sainsburys and Aldi). There is a variety of sports and leisure facilities in the vicinity, including sailing, tennis, bowls, etc. together with the Hotel Imperial Leisure Centre and two golf courses. There are many footpaths and bridleways in the vicinity - ideal for horse riding or dog-walking, along with Brockhill Country Park, where there is a play area and other organised outdoor activities. Directly at the end of the garden there is a large expanse of open ground known as Eaton Lands which comprises a playing field, wild flower meadow, allotments and a wooded valley.
Commuting links are excellent with the motorway network (M20 Junction 11) 3 miles distant, main line railway station at Sandling 1.6 miles, the Channel Tunnel Terminal 3.5 miles, the ferry port of Dover 10 miles and Ashford International Passenger Station 12 miles. The High Speed Link is available from both Folkestone (5 miles) and Ashford (12 miles) with journey times to St Pancras of around 53 minutes and 38 minutes respectively (all times and distances are approximate).
Listed by
Hythe
Lawrence & Co
Reference: 139906406
EPC Rating & Upgrade Cost
Current rating: D
Potential rating: B
Inspection date: 04/11/2019
Current heating cost: £884/year
Potential heating cost: £504/year
Recommendations
- Increase loft insulation to 270 mm (350)
- Cavity wall insulation (1,500)
- Floor insulation (suspended floor) (1,200)
- Low energy lighting for all fixed outlets (20)
- Upgrade heating controls (450)
- Solar water heating (6,000)
- Solar photovoltaic panels, 2.5 kWp (5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
EPC Graphs
EPC
Price history
23% since 2020
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 04/09/2024 (1 year ago) | £435,000 | +22.5% |
| Sold | 15/06/2020 (5 years ago) | £355,000 | — |
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 |
|---|---|---|---|
| Same street 53 TANNERS HILL GARDENS, HYTHE, FOLKESTONE AND HYTHE, KENT, CT21 5HX | £250,000 | 20/06/2023 | Semi-detached |
| Same street 38 TANNERS HILL GARDENS, HYTHE, FOLKESTONE AND HYTHE, KENT, CT21 5HX | £530,000 | 04/05/2023 | Semi-detached |
| 20 TANNERS HILL GARDENS, HYTHE, FOLKESTONE AND HYTHE, KENT, CT21 5HY | £550,000 | 23/03/2023 | Semi-detached |
| 17 TANNERS HILL GARDENS, HYTHE, FOLKESTONE AND HYTHE, KENT, CT21 5HY | £550,000 | 28/11/2022 | Semi-detached |
| 21 TANNERS HILL GARDENS, HYTHE, FOLKESTONE AND HYTHE, KENT, CT21 5HY | £575,000 | 24/10/2022 | Semi-detached |
| Same street 51 TANNERS HILL GARDENS, HYTHE, FOLKESTONE AND HYTHE, KENT, CT21 5HX | £515,000 | 30/08/2022 | Semi-detached |
| 10 CASTLE CRESCENT, SALTWOOD, HYTHE, FOLKESTONE AND HYTHE, KENT, CT21 4QZ | £550,000 | 01/02/2022 | Semi-detached |
Street average: £431,667 (3 sales)
Area average: £556,250 (4 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Folkestone and Hythe. Series: Semi-detached. As of March 2026.
Rental Range
Estimated market rent for Folkestone and Hythe. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Folkestone and Hythe.
LHA (30th percentile) floor for Canterbury: £1,097/mo (Apr 2025 – Mar 2026)
Location
Address
25 Tanner's Hill Gardens
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Tanner's Hill Gardens | 0.0 miles |
| Shop | Unknown | 0.4 miles |
| Train station | Hythe | 0.8 miles |
| Train station | Sandling | 1.3 miles |
| Hospital | Royal Victoria Hospital and Folkestone Minor Injury Unit | 3.7 miles |
| Hospital | Kent Community Health | 4.0 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 19 |
| Criminal damage and arson | 9 |
| Anti-social behaviour | 6 |
| Vehicle crime | 6 |
| Other theft | 3 |
| Public order | 2 |
| Other crime | 1 |
| Total incidents | 46 |
Within 1 mile during Mar 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 |
|---|---|---|---|
| Saltwood CofE Primary School | Primary | 0.4 miles | Good — 5 Jul 2022 |
| St Augustine's Catholic Primary School | Primary | 0.7 miles | Good — 23 Apr 2015 |
| Hythe Bay CofE Primary School | Primary | 0.8 miles | Good — 13 Apr 2013 |
| Brockhill Park Performing Arts College | Secondary | 1.0 miles | Good — 15 Nov 2021 |
| Seabrook Church of England Primary School | Primary | 1.5 miles | Good — 14 Dec 2023 |
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 Semi-Detached House, Twiss Road, CT21 | £1,500/mo | 3 | 0.41 miles | OpenRent |
| 3 Bed End Terrace, Bella Mews, CT21 | £1,599/mo | 3 | 0.42 miles | OpenRent |
| 3 Bed Semi-Detached House, Newmans Close, CT21 | £1,700/mo | 3 | 0.66 miles | OpenRent |
Average rent: £1,600/mo (3 listings)
Rent-driven metrics
Based on OpenRent comparables.
- 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).