Sold Terraced

162 SANDHURST ROAD

TUNBRIDGE WELLS, KENT TN2 3TQ

3 beds 1 baths 78 m² Listed 20 Mar 2026 (-122d)

£410,000

Reduced on 7 Apr 2026

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Property details

Tenure

FREEHOLD

Floor area

78 m²

Council tax band

C

EPC rating

C

Last sold

£395,000 Dec 2022

Price per m²

£5,256/m²

Local average

£401,943 (+2%)

Deprivation

Decile 2 (4,714 of 33,755)

Street crime

163 incidents within 1 mile (May 2026)

Key features

  • TERRACE FAMILY HOME
  • OPEN PLAN KITCHEN-DINER
  • SEPERATE FAMILY LOUNGE
  • THREE BEDROOMS
  • FAMILY BATHROOM
  • TIERED REAR GARDEN
  • PARKING AREA TO THE REAR
  • EPC RATING C
  • COUNCIL TAX BAND C

Additional details

Parking
Yes
Garden
Yes

Description

*VIEWINGS STARTING FROM WEDNESDAY 1ST APRIL*
The property is located on Sandhurst Road, 0.2 miles from High Brooms mainline railway station offering fast and frequent services to both London and Hastings. The property enjoys amenities at nearby Silverdale Road with several independent retailers, some restaurants and a well stocked supermarket as well as the North Farm Retail Park being only 0.6 miles. Tunbridge Wells town is a little over a mile away offering a wider variety of social and retail facilities and there are a number of primary, secondary, grammar and independent schools nearby. Don't forget to enjoy a stroll over to the glorious grounds of the Grosvenor and Hilbert park and nature reserve.

This well-presented family home, is located within 0.2 miles of High brooms railway station with links into London and Hastings, so, ideal for commuters. Local shops and eateries are within 0.2 miles and the open fields of the gorgeous Grosvenor and Hilbert park and nature reserve can be found within 0.5 miles of the house too. Plus you are going to be within catchment area of some highly regarded schools for the children.
The property is set back from Sandhurst road and has a mature front garden. Once inside the house, you will be greeted with the entrance hall that has an exposed under stairs seating area. An open plan kitchen dining room will be great for entertaining and family meals together and then you have a family lounge area which gives access to your rear garden. Upstairs, you have two double and a third single bedroom plus your family bathroom. The rear garden has a patio, then steps up to a two tiered raised garden with gate leading to your parking area.

Listed by

Tunbridge Wells

Andrews Estate Agents

Reference: 173537450

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 02/08/2022

Expiry date: 01/08/2032

Current heating cost: £406/year

Potential heating cost: £363/year

Est. upgrade cost to C: £10,500

Recommendations

  • Cavity wall insulation (£500 - £1,500)
  • 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

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

Event Date Price % change
Sold 16/12/2022 (3 years ago) £395,000 —

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 GOLDEN LEAVES 4 SANDHURST ROAD, TUNBRIDGE WELLS, KENT, TN2 3TQ £287,000 31/10/2024 Terraced
19 SANDHURST PARK, TUNBRIDGE WELLS, KENT, TN2 3SU £560,000 11/07/2024 Terraced
10 BLAKEWAY, TUNBRIDGE WELLS, KENT, TN2 3DF £394,050 31/05/2023 Terraced
15 SANDHURST PARK, TUNBRIDGE WELLS, KENT, TN2 3SU £610,000 21/04/2023 Terraced
213 SANDHURST ROAD, TUNBRIDGE WELLS, KENT, TN2 3TA £400,000 31/08/2022 Terraced
17 SANDHURST PARK, TUNBRIDGE WELLS, KENT, TN2 3SU £499,950 18/08/2022 Terraced
Same street GOLDEN LEAVES 3 SANDHURST ROAD, TUNBRIDGE WELLS, KENT, TN2 3TQ £272,000 15/07/2022 Terraced
14 FRIARS WAY, TUNBRIDGE WELLS, KENT, TN2 3UA £385,000 14/12/2021 Terraced
1 BLAKEWAY, TUNBRIDGE WELLS, KENT, TN2 3DF £359,500 24/11/2021 Terraced
Same street GOLDEN LEAVES 2 SANDHURST ROAD, TUNBRIDGE WELLS, KENT, TN2 3TQ £245,000 13/08/2021 Terraced
211 SANDHURST ROAD, TUNBRIDGE WELLS, KENT, TN2 3TA £425,000 29/07/2021 Terraced

Street average: £268,000 (3 sales)

Area average: £454,188 (8 sales)

Capital growth trend

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

5y growth -16%
10y growth 9.6%

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

1y (index) 1%
5y (index) 12.2%
10y (index) 34%

Rental Range

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

Low £1,365/mo
Realistic £1,517/mo
Optimistic £1,669/mo

Based on Local Authority from postcode lookup → Tunbridge Wells.

LHA (30th percentile) floor for High Weald: £1,319/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN2 3TQ

Nearby

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

Type Name Distance
Bus stop Friars Way West 0.1 miles
Bus stop Birken Road 0.2 miles
Shop Budgens 0.2 miles
Train station High Brooms 0.4 miles
Shop Premier Local Shop 0.5 miles
Train station Tunbridge Wells 1.3 miles
University Tonbridge Adult Education Centre 3.3 miles
Hospital Tunbridge Wells Independant Hospital 4.2 miles
Hospital Hawkhurst Community Hospital 11.2 miles
University St Piers College 11.9 miles

Street-level crime

Category Count
Violence and sexual offences 52
Anti-social behaviour 44
Shoplifting 22
Criminal damage and arson 14
Vehicle crime 9
Other theft 7
Public order 7
Drugs 3
Burglary 2
Robbery 2
Bicycle theft 1
Total incidents 163

Within 1 mile during May 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
Temple Grove Academy Primary 0.1 miles Good — 30 Oct 2019
Skinners' Kent Academy Secondary 0.6 miles Good — 26 Jun 2023
St Barnabas CofE VA Primary School Primary 0.6 miles Good — 19 Dec 2014
St John's Church of England Primary School Primary 0.6 miles Good — 29 Nov 2017
Beechwood School Other 0.7 miles — (No rating)

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
Prospect Road, Tunbridge Wells, TN2 £2,500/mo 3 1.06 miles Rightmove

Average rent: £2,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.61%
Max investor price (0.8%) £312,500
Target investor price (1%) £250,000
Gross yield 7.3%
Cost-to-rent ratio 13.7×
Monthly cashflow £610/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 6.2%
  • 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).