Sold Detached

41 WARWICK PARK

TUNBRIDGE WELLS, KENT TN2 5EF

4,284 sq ft Listed 8 Oct 2014 (-4266d)

£2,000,000

Reduced on 12 Dec 2014

Save

# 6 bedroom detached house for sale (TN2 5EF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 41 WARWICK PARK, TUNBRIDGE WELLS, KENT TN2 5EF |
| Price | £2,000,000 |
| Construction age | England and Wales: before 1900 |
| Floor area | 398 m² |
| Last sold | £1,875,000 Jun 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 19/03/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £4,017/year
- **Est. upgrade cost to C:** £29,865

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- D (£80 - £120)
- E (£365)
- G (£350 - £450)
- I (£2,200 - £3,000)
- O (£3,300 - £6,500)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2208-6064-7287-2214-3914)

## Description

The house formerly owned, we understand, by the Weekes family, of the department store fame, now Hoopers, was totally refurbished and extended to a very high standard by the current owners some fourteen years ago, creating a house of exceptional quality.

It provides nearly 4,400 sq ft of accommodation over three floors together with triple garaging, ample parking and a private garden.  The refurbishment and extension work was carried out very sympathetically, tying in with existing attractive sand stone walls and oak joinery to the interior.

The living and entertaining space comprises some fine reception rooms which are essentially linked by a central reception room/hallway and a wonderful, double height Conservatory/Sun room.  There is a large country style kitchen/breakfast room, a separate utility room and temperature controlled wine cellar and working fireplaces to some of the rooms.

The extension provided the opportunity to create a lovely master bedroom suite with dressing room and separate shower room and bathroom.  There are five further bedrooms on the first floor, three with ensuites and a separate family bathroom and a further bedroom on the second floor.

Outside

The house has a wide frontage on Rodmell Road with a five bar gate and picket fencing and hedging enclosing a large courtyard/driveway and the garages.

The garden is a super feature of the property providing a high degree of privacy and seclusion which has been beautifully landscaped with a sizable level lawn, pathway and terracing and well stocked and tended flower beds displaying a wide variety of flowering plants and shrubs.

Directions

From the small roundabout at the North end of the Pantiles, turn into Nevill Road (direction to Frant) and take the first left on to Warwick Park.  Drive for about 400 metres and turn left onto Rodmell Road; the house is immediately on the right.  This part of Rodmell Road links into Madeira Park.

Amenities and Schools

Claremont Primary

Rose Hill

The Mead

Holmwood House

Boys and Girls Grammar Schools

Tunbridge Wells Tennis Club and the Nevill Cricket Ground within a short walk.

Services

Gas central heating

Mains water, electricity and drainage

Tunbridge Wells Borough Council 01892 526121

Tax Band: G

## Property Photos

- ![Garden](/listings/photos/32558136/637854) - Garden
- ![Exterior](/listings/photos/32558136/637857) - Exterior
- ![Reception Hall](/listings/photos/32558136/637859) - Reception Hall
- ![Dining Room](/listings/photos/32558136/637861) - Dining Room
- ![Kitchen](/listings/photos/32558136/637864) - Kitchen
- ![Kitchen](/listings/photos/32558136/637866) - Kitchen
- ![Sun Room](/listings/photos/32558136/637868) - Sun Room
- ![Sitting Room](/listings/photos/32558136/637870) - Sitting Room
- ![Study](/listings/photos/32558136/637872) - Study
- ![Wine Cellar](/listings/photos/32558136/637874) - Wine Cellar
- ![Bedroom](/listings/photos/32558136/637876) - Bedroom
- ![Bathroom](/listings/photos/32558136/637878) - Bathroom
- ![Patio](/listings/photos/32558136/637881) - Patio
- ![Garden](/listings/photos/32558136/637882) - Garden
- ![EPC](/listings/photos/32558136/637884) - EPC

## Floorplans

- ![Floorplan](/listings/photos/32558136/637885) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 41 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £1,875,000 | 26/06/2015 | Detached |
| 41 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £610,000 | 28/02/2000 | 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 |
|---------|-------|------|------|
| [Same street] 74 FLAT 3 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £167,500 | 14/04/2023 | Other |
| [Same street] 66 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £1,794,000 | 15/12/2022 | Semi-detached |
| 61 MADEIRA PARK, TUNBRIDGE WELLS, KENT, TN2 5SX | £1,275,000 | 29/11/2022 | Detached |
| FIVE OAKS RODMELL ROAD, TUNBRIDGE WELLS, KENT, TN2 5SW | £1,275,000 | 25/10/2022 | Detached |
| [Same street] 64 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £1,950,000 | 23/09/2022 | Semi-detached |
| RUSSETTS ROEDEAN ROAD, TUNBRIDGE WELLS, KENT, TN2 5JX | £1,550,000 | 12/08/2022 | Detached |
| NEVILL RISE COTTAGE RODMELL ROAD, TUNBRIDGE WELLS, KENT, TN2 5SR | £735,000 | 05/08/2022 | Detached |
| 2 HOWARD GARDENS, TUNBRIDGE WELLS, KENT, TN2 5SL | £870,000 | 01/07/2022 | Detached |
| 6 MONTACUTE MEWS, TUNBRIDGE WELLS, KENT, TN2 5NH | £1,030,000 | 29/06/2022 | Detached |
| 37 MADEIRA PARK, TUNBRIDGE WELLS, KENT, TN2 5SY | £1,687,500 | 19/01/2022 | Detached |
| 8 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5TB | £1,390,000 | 25/11/2021 | Detached |
| CRAIGSIDE RODMELL ROAD, TUNBRIDGE WELLS, KENT, TN2 5SR | £790,000 | 28/09/2021 | Detached |
| 11 BLATCHINGTON ROAD, TUNBRIDGE WELLS, KENT, TN2 5EG | £1,737,500 | 13/09/2021 | Detached |
| 40 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5TB | £1,275,000 | 23/07/2021 | Detached |
| 1 MONTACUTE MEWS, TUNBRIDGE WELLS, KENT, TN2 5NH | £800,000 | 24/06/2021 | Detached |
| [Same street] 46 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £700,000 | 17/06/2021 | Detached |
| BRIDGEWAY HOUSE UPPER CUMBERLAND WALK, TUNBRIDGE WELLS, KENT, TN2 5EH | £1,650,000 | 15/06/2021 | Detached |

**Street average:** £1,152,875 (4 sales)
**Area average:** £1,235,769 (13 sales)

## Price vs local average

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

- **Local average:** £853,288 (30 Detached, TN2, 2024–2026)
- **Deviation:** +134.4%

## 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).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Montacute Road, TN2 | £995/mo | 1 | 0.19 miles | OpenRent |
| 2 Bed Flat, Mount Sion, TN1 | £1,395/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Detached House, Market Cellars, TN2 | £2,200/mo | 2 | 0.28 miles | OpenRent |
| 1 Bed Flat, Mount Sion, TN1 | £1,050/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Flat, High Street, TN1 | £1,200/mo | 1 | 0.39 miles | OpenRent |
| 1 Bed Flat, High St, TN1 | £875/mo | 1 | 0.39 miles | OpenRent |
| 2 Bed Flat, Celandine Court, TN2 | £2,600/mo | 2 | 0.4 miles | OpenRent |
| 1 Bed Flat, Tunbridge Wells, TN1 | £675/mo | 1 | 0.47 miles | OpenRent |
| 1 Bed Flat, Broadmead, TN2 | £1,150/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Lonsdale House, TN1 | £775/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Lonsdale House, TN1 | £825/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Broadmead, TN2 | £1,150/mo | 1 | 0.58 miles | OpenRent |
| 3 Bed Terraced House, The Rosemont, TN1 | £3,295/mo | 3 | 1 miles | OpenRent |
| 4 Bed Terraced House, Huntington Avenue, TN4 | £3,500/mo | 4 | 1.11 miles | OpenRent |

**Average rent: £1,549/mo (14 listings)**

## 1% Rule

- **Rent ratio:** 0.06% (weak for cashflow)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 0.7%
- **Cost-to-rent:** 144.9×
- **Monthly cashflow:** £-6,866/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -14.2%

*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:** £5,025/m²

## Capital growth trend

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

- **5y growth:** -10.2%
- **10y growth:** 25.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.4%
- **5y growth (index):** 12.2%
- **10y growth (index):** 30%

## 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)

Garden Exterior Reception Hall Dining Room Kitchen Kitchen Sun Room Sitting Room Study Wine Cellar Bedroom Bathroom Patio Garden EPC

/ 15

Property details

Tenure

FREEHOLD

Floor area

398 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£1,875,000 Jun 2015

Price per m²

£5,025/m²

Local average

£853,288 (+134.4%)

Deprivation

Decile 10 (33,326 of 33,755)

Street crime

155 incidents within 1 mile (Apr 2026)

Key features

Substantial family home
Approximately 4,400 sq ft of accommodation
6 bedrooms
Triple garage and off road parking
Close to the station

Additional details

Parking: Yes
Garden: Yes

Description

A substantial and most impressive detached family house built in the early 1900's - situated in one of the best residential areas of the town, within an easy walk of The Pantiles, station and the centre of town.

The house formerly owned, we understand, by the Weekes family, of the department store fame, now Hoopers, was totally refurbished and extended to a very high standard by the current owners some fourteen years ago, creating a house of exceptional quality.

It provides nearly 4,400 sq ft of accommodation over three floors together with triple garaging, ample parking and a private garden. The refurbishment and extension work was carried out very sympathetically, tying in with existing attractive sand stone walls and oak joinery to the interior.

The living and entertaining space comprises some fine reception rooms which are essentially linked by a central reception room/hallway and a wonderful, double height Conservatory/Sun room. There is a large country style kitchen/breakfast room, a separate utility room and temperature controlled wine cellar and working fireplaces to some of the rooms.

The extension provided the opportunity to create a lovely master bedroom suite with dressing room and separate shower room and bathroom. There are five further bedrooms on the first floor, three with ensuites and a separate family bathroom and a further bedroom on the second floor.

Outside

The house has a wide frontage on Rodmell Road with a five bar gate and picket fencing and hedging enclosing a large courtyard/driveway and the garages.

The garden is a super feature of the property providing a high degree of privacy and seclusion which has been beautifully landscaped with a sizable level lawn, pathway and terracing and well stocked and tended flower beds displaying a wide variety of flowering plants and shrubs.

Directions

From the small roundabout at the North end of the Pantiles, turn into Nevill Road (direction to Frant) and take the first left on to Warwick Park. Drive for about 400 metres and turn left onto Rodmell Road; the house is immediately on the right. This part of Rodmell Road links into Madeira Park.

Amenities and Schools

Claremont Primary
Rose Hill
The Mead
Holmwood House
Boys and Girls Grammar Schools

Tunbridge Wells Tennis Club and the Nevill Cricket Ground within a short walk.

Services

Gas central heating
Mains water, electricity and drainage
Tunbridge Wells Borough Council 01892 526121
Tax Band: G

Listed by

Tunbridge Wells

Winkworth

Reference: 32558136

EPC Rating & Upgrade Cost

This certificate expired on 19/03/2024. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: D

Inspection date: 20/03/2014

Expiry date: 19/03/2024 (expired)

Current heating cost: £4,017/year

Potential heating cost: £2,628/year

Est. upgrade cost to C: £29,865

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£365)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

207% since 2000

Event	Date	Price	% change
Sold	26/06/2015 (10 years ago)	£1,875,000	+207.4%
Sold	28/02/2000 (26 years ago)	£610,000	—

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 74 FLAT 3 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF	£167,500	14/04/2023	Other
Same street 66 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF	£1,794,000	15/12/2022	Semi-detached
61 MADEIRA PARK, TUNBRIDGE WELLS, KENT, TN2 5SX	£1,275,000	29/11/2022	Detached
FIVE OAKS RODMELL ROAD, TUNBRIDGE WELLS, KENT, TN2 5SW	£1,275,000	25/10/2022	Detached
Same street 64 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF	£1,950,000	23/09/2022	Semi-detached
RUSSETTS ROEDEAN ROAD, TUNBRIDGE WELLS, KENT, TN2 5JX	£1,550,000	12/08/2022	Detached
NEVILL RISE COTTAGE RODMELL ROAD, TUNBRIDGE WELLS, KENT, TN2 5SR	£735,000	05/08/2022	Detached
2 HOWARD GARDENS, TUNBRIDGE WELLS, KENT, TN2 5SL	£870,000	01/07/2022	Detached
6 MONTACUTE MEWS, TUNBRIDGE WELLS, KENT, TN2 5NH	£1,030,000	29/06/2022	Detached
37 MADEIRA PARK, TUNBRIDGE WELLS, KENT, TN2 5SY	£1,687,500	19/01/2022	Detached
8 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5TB	£1,390,000	25/11/2021	Detached
CRAIGSIDE RODMELL ROAD, TUNBRIDGE WELLS, KENT, TN2 5SR	£790,000	28/09/2021	Detached
11 BLATCHINGTON ROAD, TUNBRIDGE WELLS, KENT, TN2 5EG	£1,737,500	13/09/2021	Detached
40 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5TB	£1,275,000	23/07/2021	Detached
1 MONTACUTE MEWS, TUNBRIDGE WELLS, KENT, TN2 5NH	£800,000	24/06/2021	Detached
Same street 46 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF	£700,000	17/06/2021	Detached
BRIDGEWAY HOUSE UPPER CUMBERLAND WALK, TUNBRIDGE WELLS, KENT, TN2 5EH	£1,650,000	15/06/2021	Detached

Street average: £1,152,875 (4 sales)

Area average: £1,235,769 (13 sales)

Capital growth trend

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

5y growth -10.2%

10y growth 25.7%

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

1y (index) 3.4%

5y (index) 12.2%

10y (index) 30%

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: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View TN2 5EF

Nearby

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

Type	Name	Distance
Bus stop	Montacute Road	0.1 miles
Shop	Pantiles Oriental Carpets	0.3 miles
Shop	Peter Jenner	0.3 miles
Train station	Tunbridge Wells West	0.4 miles
Train station	Tunbridge Wells	0.5 miles
Hospital	Tunbridge Wells Independant Hospital	3.4 miles
University	Tonbridge Adult Education Centre	4.9 miles
Hospital	Hawkhurst Community Hospital	11.1 miles
University	St Piers College	11.5 miles

Street-level crime

Category	Count
Violence and sexual offences	45
Anti-social behaviour	31
Shoplifting	21
Criminal damage and arson	16
Vehicle crime	10
Other theft	8
Drugs	7
Burglary	5
Public order	4
Possession of weapons	3
Theft from the person	3
Robbery	2
Total incidents	155

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 Mead School	Other	0.1 miles	— (No rating)
Claremont Primary School	Primary	0.5 miles	Good — 13 Feb 2023
Broadwater Down Primary School	Primary	0.5 miles	Good — 4 May 2023
St Peter's Church of England Primary School	Primary	0.7 miles	Outstanding — 24 Apr 2014
St Mark's Church of England Primary School	Primary	0.9 miles	Good — 17 Jun 2013

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Montacute Road, TN2	£995/mo	1	0.19 miles	OpenRent
2 Bed Flat, Mount Sion, TN1	£1,395/mo	2	0.27 miles	OpenRent
2 Bed Detached House, Market Cellars, TN2	£2,200/mo	2	0.28 miles	OpenRent
1 Bed Flat, Mount Sion, TN1	£1,050/mo	1	0.32 miles	OpenRent
1 Bed Flat, High Street, TN1	£1,200/mo	1	0.39 miles	OpenRent
1 Bed Flat, High St, TN1	£875/mo	1	0.39 miles	OpenRent
2 Bed Flat, Celandine Court, TN2	£2,600/mo	2	0.4 miles	OpenRent
1 Bed Flat, Tunbridge Wells, TN1	£675/mo	1	0.47 miles	OpenRent
1 Bed Flat, Broadmead, TN2	£1,150/mo	1	0.57 miles	OpenRent
1 Bed Flat, Lonsdale House, TN1	£775/mo	1	0.57 miles	OpenRent
1 Bed Flat, Lonsdale House, TN1	£825/mo	1	0.57 miles	OpenRent
1 Bed Flat, Broadmead, TN2	£1,150/mo	1	0.58 miles	OpenRent
3 Bed Terraced House, The Rosemont, TN1	£3,295/mo	3	1 miles	OpenRent
4 Bed Terraced House, Huntington Avenue, TN4	£3,500/mo	4	1.11 miles	OpenRent

Average rent: £1,549/mo (14 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.06%

Max investor price (0.8%) £143,750

Target investor price (1%) £115,000

Gross yield 0.7%

Cost-to-rent ratio 144.9×

Monthly cashflow £-6,866/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -14.2%

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).