# 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- **Expiry date:** 19/03/2024 — **EXPIRED** (no longer valid for marketing or letting)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

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

## 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 |

**Street average:** £1,303,833 (3 sales)
**Area average:** £1,201,250 (12 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, Broadmead, TN2 | £1,150/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Broadmead, TN2 | £1,150/mo | 1 | 0.58 miles | OpenRent |

**Average rent: £1,150/mo (2 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:** -10.6%
- **10y growth:** 40.1%

## 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)