Sold STC End of terrace

Manor House

BODIAM ROAD, CRANBROOK, SANDHURST, KENT TN18 5JY

4 beds 2 baths 133 m² Listed 25 May 2023 (-1117d)

£450,000

Reduced on 3 Mar 2023

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# 4 bedroom end of terrace house for sale (TN18 5JY)

## Property Details

| Key | Value |
|-----|-------|
| Address | MANOR HOUSE, BODIAM ROAD, CRANBROOK, SANDHURST, KENT TN18 5JY |
| Price | £450,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £413,000 Jun 2023 |

## Description

FRONT Brick paved pathway leading to front door. Hedge enclosed. Laid to lawn. Flowers borders with mature bushes.

ENTRANCE Single glazed wooden front door into living room.

LIVING ROOM Single glazed bay windows to front. Exposed timber beams on wall and ceilings. Inglenook open fireplace. Space to side of chimney breast for storage. Radiators. Wooden door leading to stairs to first floor. Wooden door leading to kitchen/dining room.

KITCHEN/DINER Base kitchen units. Built in oven and grill. Gas fired 'Rayburn'. Space for washing machine. Space for under counter fridge. Four ring hob with extractor fan over. Two bowl stainless steel sink with swan neck mixer tap. Exposed beams. Wooden opaque single glazed door leading to rear garden. Single glazed windows overlooking rear garden. Entrance into inner lobby.

INNER LOBBY Wooden low-level door with entrance into shower room. Entrance door to cellar.

SHOWER ROOM Low level WC. Wash hand basin. Inset shower cubicle. Electric radiator. Opaque single glazed window to rear garden. Exposed timber beams.

STAIRS/FIRST FLOOR LANDING Entrance to bedrooms one, two, three and four. Entrance to study. Entrance to bathroom. Exposed timber beams. Electric 'Dimplex' radiator.

BATHROOM Bath with tiled splash back. Low level WC. Wash hand basin. Extractor fan.

BEDROOM THREE Single glazed sash window overlooking rear. Electric 'Dimplex' radiator. Exposed timber beams.

BEDROOM ONE Single glazed sash window overlooking rear garden. Feature fireplace with tiled hearth. Double glazed window overlooking side. Radiator. Built in shelving.

STUDY/BEDROOM FIVE Single glazed windows overlooking side with secondary glazing. Exposed timber beams. Built in storage cupboard.

BEDROOM TWO Exposed timber beams and open timber window overlooking hallway. Single glazed sash window with secondary glazing overlooking front.

BEDROOM FOUR Single glazed sash window with secondary glazing overlooking Sandhurst Green. Exposed timber beams. Radiator.

REAR GARDEN Wall and fence enclosed. Concrete patio area with step up onto lawn. Raised flower beds with mature flowers and shrubs. Gated access to front. Side access to garage. Storage for logs and bins.

GARAGE Single garage with an electric roll up door.

## Property Photos

- ![Photo](/listings/photos/135297710/223283)
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## Floorplans

- ![Floorplan 1](/listings/photos/135297710/223295) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MANOR HOUSE BODIAM ROAD, SANDHURST, CRANBROOK, TUNBRIDGE WELLS, KENT, TN18 5JY | £413,000 | 02/06/2023 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| OAKFIELD COTTAGES 2 RYE ROAD, SANDHURST, CRANBROOK, TUNBRIDGE WELLS, KENT, TN18 5JE | £350,000 | 26/08/2022 | Terraced |
| 6 THE ROPE WALK, SANDHURST, CRANBROOK, TUNBRIDGE WELLS, KENT, TN18 5JD | £338,000 | 29/06/2021 | Terraced |

**Area average:** £344,000 (2 sales)

## Price vs local average

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

- **Local average:** £359,750 (4 Terraced, TN18, 2024–2026)
- **Deviation:** +25.1%

## 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

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £188,625
- **Target investor price (1%):** £150,900

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 34.9%
- **10y growth:** 56.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.2%
- **5y growth (index):** 12.4%
- **10y growth (index):** 33.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

133 m²

Council tax band

Last sold

£413,000 Jun 2023

Local average

£359,750 (+25.1%)

Deprivation

Decile 5 (14,247 of 33,755)

Street crime

7 incidents within 1 mile (Apr 2026)

Key features

A DELIGHTFUL DOUBLE FRONTED GRADE II LISTED HOUSE
FOUR BEDROOMS WEATHERBOARD COTTAGE
OPPOSITE THE GREEN & CLOCK TOWER
WEALTH OF CHARACTER FEATURES
OPEN FIREPLACES
EXPOSED TIMBER BEAMS
AVAILABLE WITH NO ONWARD CHAIN
PRETTY COTTAGE GARDEN
ATTACHED GARAGE

Additional details

Heating: Central
Parking: Garage
Garden: Back garden

Description

DESCRIPTION A delightful double fronted Grade II Listed four bedroom weatherboard cottage situated opposite The Green and Clock tower within the popular Village of Sandhurst. The property offers a wealth of character features including exposed timber beams, open fireplaces and multi paned sash windows. There is a pretty cottage garden and the unusual benefit of an attached garage providing covered parking. Available with no onward chain.
FRONT Brick paved pathway leading to front door. Hedge enclosed. Laid to lawn. Flowers borders with mature bushes.
ENTRANCE Single glazed wooden front door into living room.
LIVING ROOM Single glazed bay windows to front. Exposed timber beams on wall and ceilings. Inglenook open fireplace. Space to side of chimney breast for storage. Radiators. Wooden door leading to stairs to first floor. Wooden door leading to kitchen/dining room.
KITCHEN/DINER Base kitchen units. Built in oven and grill. Gas fired 'Rayburn'. Space for washing machine. Space for under counter fridge. Four ring hob with extractor fan over. Two bowl stainless steel sink with swan neck mixer tap. Exposed beams. Wooden opaque single glazed door leading to rear garden. Single glazed windows overlooking rear garden. Entrance into inner lobby.
INNER LOBBY Wooden low-level door with entrance into shower room. Entrance door to cellar.
SHOWER ROOM Low level WC. Wash hand basin. Inset shower cubicle. Electric radiator. Opaque single glazed window to rear garden. Exposed timber beams.
STAIRS/FIRST FLOOR LANDING Entrance to bedrooms one, two, three and four. Entrance to study. Entrance to bathroom. Exposed timber beams. Electric 'Dimplex' radiator.
BATHROOM Bath with tiled splash back. Low level WC. Wash hand basin. Extractor fan.
BEDROOM THREE Single glazed sash window overlooking rear. Electric 'Dimplex' radiator. Exposed timber beams.
BEDROOM ONE Single glazed sash window overlooking rear garden. Feature fireplace with tiled hearth. Double glazed window overlooking side. Radiator. Built in shelving.
STUDY/BEDROOM FIVE Single glazed windows overlooking side with secondary glazing. Exposed timber beams. Built in storage cupboard.
BEDROOM TWO Exposed timber beams and open timber window overlooking hallway. Single glazed sash window with secondary glazing overlooking front.
BEDROOM FOUR Single glazed sash window with secondary glazing overlooking Sandhurst Green. Exposed timber beams. Radiator.
REAR GARDEN Wall and fence enclosed. Concrete patio area with step up onto lawn. Raised flower beds with mature flowers and shrubs. Gated access to front. Side access to garage. Storage for logs and bins.
GARAGE Single garage with an electric roll up door.

Listed by

Hawkhurst

Peter Buswell

Reference: 135297710

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Manor House, Bodiam Road, Sandhurst, CRANBROOK	39	79	133 m²	England and Wales: before 1900	Terraced
The Firs, Bodiam Road, Sandhurst, CRANBROOK	55	94	105 m²	England and Wales: 1900-1929	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	02/06/2023 (3 years ago)	£413,000	—

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
OAKFIELD COTTAGES 2 RYE ROAD, SANDHURST, CRANBROOK, TUNBRIDGE WELLS, KENT, TN18 5JE	£350,000	26/08/2022	Terraced
6 THE ROPE WALK, SANDHURST, CRANBROOK, TUNBRIDGE WELLS, KENT, TN18 5JD	£338,000	29/06/2021	Terraced

Area average: £344,000 (2 sales)

Capital growth trend

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

5y growth 34.9%

10y growth 56.4%

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

1y (index) 3.2%

5y (index) 12.4%

10y (index) 33.4%

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: £1,820/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN18 5JY

Address

Bodiam Road

Nearby

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

Type	Name	Distance
Bus stop	Unknown	0.0 miles
Shop	Unknown	0.2 miles
Shop	Johnsons of Sandhurst	0.2 miles
Train station	Bodiam	2.3 miles
Train station	Northiam	2.6 miles
Hospital	Hawkhurst Community Hospital	3.5 miles
Hospital	Unknown	3.6 miles

Street-level crime

Category	Count
Anti-social behaviour	2
Other theft	2
Violence and sexual offences	2
Criminal damage and arson	1
Total incidents	7

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
Sandhurst Primary School	Primary	0.2 miles	Good — 4 Mar 2019
Bodiam Church of England Primary School	Primary	1.9 miles	Requires improvement — 13 Nov 2022
St Ronan's School	Other	1.9 miles	— (No rating)
Hawkhurst Church of England Primary School	Primary	2.4 miles	Good — 12 Mar 2023
Benenden Church of England Primary School	Primary	2.8 miles	Good — 16 Jan 2017

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.34%

Max investor price (0.8%) £188,625

Target investor price (1%) £150,900

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).

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