# 4 bedroom semi-detached house for sale (TN2 5EF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 44A, WARWICK PARK, TUNBRIDGE WELLS, KENT TN2 5EF |
| Price | £550,000 |
| Bedrooms | 4 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 126 m² |
| Last sold | £550,000 Jun 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Current heating cost:** £1,337/year
- **Est. upgrade cost to C:** £12,570

### Recommendations
- B (£500 - £1,500)
- E (£70)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8525-7527-3880-8423-5922)

## Description

**SUMMARY**

Situated in a sought after road on the southern side of town, this 4 bedroom Semi Detached property offers -Lounge, Dining Room, Kitchen, Bathroom, Ensuite to the Master Bedroom & Cloakroom. Further benefits include an Integral Garage, Driveway and Courtyard Garden. By appointment only.

**DESCRIPTION**

If you are looking for a property on the popular southern side of town, in one of the sought after roads in Royal Tunbridge Wells then this is the home for you. This semi detached property in need of some modernisation, offers four bedrooms one with an ensuite, kitchen, two receptions, cloakroom and upstairs bathroom. It also benefits from having an integral garage, off road parking and a Courtyard Garden.

The road is well placed for sports fans withThe Tunbridge Wells Lawn Tennis Club and the The Nevil Cricket Ground on the doorstep. For local shopping, the High Street has lots to offer including a mix of restaurants, shops and boutiques plus the historic Pantiles with its shops, cookery school, pubs and restaurants all within a 0.5 mile radius. Further shopping and recreational facilities include the Royal Victoria Place shopping centre with its national stores/outlets and eateries, local parks include Calverley Park, The Grove and Tunbridge Wells Common. 

The Tunbridge Wells main line train station is within 0.75 mile radius and has regular services into Central London and the Coast within the hour.

**Summary** 

**Cloakroom** 

W.C, wash hand basin.

**Lounge** 16' 11" x 14' 7" ( 5.16m x 4.45m )

Double glazed window to front, double glazed Patio Doors to the garden.

**Dining Room** 13' 3" x 7' 7" ( 4.04m x 2.31m )

Double Glazed window to rear.

**Kitchen** 11' 2" x 10'  ( 3.40m x 3.05m )

Double glazed window to front, fitted kitchen with wall and base units, stainless steel sink, work surfaces.

**Bedroom One** 16' 8" max x 16' 5" max ( 5.08m max x 5.00m max )

Double glazed window to side, built in wardrobes, double radiator.

**En-Suite** 

Window to side, wash hand basin, W.C, Shower Cubicle, Bidet, radiator.

**Bedroom Two** 12' 8" max x 8' 10" max ( 3.86m max x 2.69m max )

Double glazed window to front, radiator.

**Bedroom Three** 10' 10" max x 7' 4" max ( 3.30m max x 2.24m max )

Velux window ro rear, radiator.

**Bedroom Four** 12'  x 5' 7" widens to 10 '7 ( 3.66m x 1.70m widens to 10 '7 )

Double glazed window to front, radiator.

**Bathroom** 

Double glazed window to front, bath with mixer taps and shower over, wash hand basin, W.C.

**Outside** 

**Courtyard Garden ** 

The courtyard garden is paved and includes a well and small Summer House. The access to the garden is via the garage.

**Integral Garage ** 

**Driveway** 

The graveled driveway is to the front of the property and has parking for several vehicles.

**DIRECTIONS**

From the small roundabout at the North End of the Pantiles, turn into Nevill Road and take the first left on to Warwick Park.

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2: These particulars do not constitute part or all of an offer or contract.

3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4: Potential buyers are advised to recheck the measurements before committing to any expense.

5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/49257988/637886)
- ![Photo](/listings/photos/49257988/637887)
- ![Photo](/listings/photos/49257988/637888)
- ![Photo](/listings/photos/49257988/637889)
- ![Photo](/listings/photos/49257988/637890)
- ![Photo](/listings/photos/49257988/637891)
- ![Photo](/listings/photos/49257988/637892)
- ![Photo](/listings/photos/49257988/637893)
- ![Photo](/listings/photos/49257988/637894)
- ![Photo](/listings/photos/49257988/637895)
- ![Photo](/listings/photos/49257988/637896)
- ![Photo](/listings/photos/49257988/637897)

## Floorplans

- ![Floorplan 1](/listings/photos/49257988/637898) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/49257988/637899) - EPC 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #8920878
- **Address:** 44a Warwick Park, TUNBRIDGE WELLS, TN2 5EF
- **Certificate Issued:** 25/06/2012
- **Work Completed:** 27/03/2012
- **Items:** 1 window(s)

### FENSA Certificate #11330765
- **Address:** 44a Warwick Park, TUNBRIDGE WELLS, TN2 5EF
- **Certificate Issued:** 23/11/2015
- **Work Completed:** 11/11/2015
- **Items:** 1 door(s)

### FENSA Certificate #13159099
- **Address:** 44a Warwick Park, TUNBRIDGE WELLS, TN2 5EF
- **Certificate Issued:** 01/10/2018
- **Work Completed:** 04/08/2018
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44A WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £550,000 | 22/06/2015 | 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 |
|---------|-------|------|------|
| [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 |
| 36 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5TB | £1,075,000 | 14/10/2022 | Semi-detached |
| [Same street] 64 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £1,950,000 | 23/09/2022 | Semi-detached |
| [Same street] 46 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £700,000 | 17/06/2021 | Detached |

**Street average:** £1,152,875 (4 sales)
**Area average:** £1,075,000 (1 sale)

## Price vs local average

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

- **Local average:** £645,465 (19 Semi-detached, TN2, 2024–2026)
- **Deviation:** -14.8%

## 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):** £1,820/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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Huntington Avenue, TN4 | £3,500/mo | 4 | 1.11 miles | OpenRent |

**Average rent: £3,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.64% (weak for cashflow)
- **Max investor price (0.8%):** £437,500
- **Target investor price (1%):** £350,000

*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 £3,500/mo).*

- **Gross yield:** 7.6%
- **Cost-to-rent:** 13.1×
- **Monthly cashflow:** £959/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.2%

*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:** £4,365/m²

## Capital growth trend

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

- **5y growth:** 46.8%
- **10y growth:** 70.5%

## House Price Index (HM Land Registry)

*Official index for Tunbridge Wells; Semi-detached series; as of March 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 13.9%
- **10y growth (index):** 35.4%

## 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)