Sold STC Semi-detached

68 WARWICK PARK

TUNBRIDGE WELLS, KENT TN2 5EF

2,745 sq ft Listed 11 Mar 2014 (-4471d)

£1,300,000

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 68 WARWICK PARK, TUNBRIDGE WELLS, KENT TN2 5EF |
| Price | £1,300,000 |
| Construction age | England and Wales: before 1900 |
| Floor area | 255 m² |
| Last sold | £600,000 Jun 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Current heating cost:** £2,376/year
- **Est. upgrade cost to C:** £24,220

### Recommendations
- Q (£4,000  -  £14,000)
- W (£800  -  £1,200)
- E (£120)
- I (£2,200  -  £3,000)
- U (£9,000  -  £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0823-2804-7672-9204-6325)

## Description

* WARWICK PARK WALKING DISTANCE TO MAIN LINE STATION PANTILES & HIGH STREET*

An imposing and beautifully presented family home which has been the subject of considerable updating and improvements and provides accommodation over three floors and a fabulous landscaped garden. Sitting Room, Open Plan Kitchen / Breakfast / Dining / Family Room, Master bedroom suite with dressing room and en suite bathroom, 5 further bedrooms, family bathroom.

MASTER BEDROOM SUITE

DRESSING ROOM

EN SUITE BATHROOM

5 FURTHER BEDROOMS

KITCHEN / BREAKFAST ROOM

DINING AREA

FAMILY AREA

SITTING ROOM

LANDSCAPED GARDENS

WALKING DISTANCE MAIN LINE STATION, HIGH STREET & PANTILES

## Property Photos

- ![Picture No.22](/listings/photos/45217865/638015) - Picture No.22
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- ![Picture No.07](/listings/photos/45217865/638019) - Picture No.07
- ![Picture No.08](/listings/photos/45217865/638020) - Picture No.08
- ![Picture No.09](/listings/photos/45217865/638021) - Picture No.09
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- ![Picture No.18](/listings/photos/45217865/638030) - Picture No.18
- ![Picture No.19](/listings/photos/45217865/638032) - Picture No.19

## Floorplans

- ![Floorplan](/listings/photos/45217865/638033) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 68 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £600,000 | 03/06/2014 | 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:** +101.4%

## 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 |
| 5 Bed Maisonette, Calverley Road, TN1 | £1,542/mo | 5 | 0.77 miles | OpenRent |
| 2 Bed Terraced House, Rock Villa Road, TN1 | £1,500/mo | 2 | 0.91 miles | OpenRent |
| 2 Bed Flat, Sandstone Quarry, TN1 | £1,650/mo | 2 | 0.96 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: £1,552/mo (17 listings)**

## 1% Rule

- **Rent ratio:** 0.09% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 1.1%
- **Cost-to-rent:** 90.3×
- **Monthly cashflow:** £-4,065/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -12.9%

*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:** £5,098/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:** 66.9%

## 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)

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Property details

Floor area

255 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£600,000 Jun 2014

Price per m²

£5,098/m²

Local average

£645,465 (+101.4%)

Deprivation

Decile 10 (33,326 of 33,755)

Street crime

143 incidents within 1 mile (Mar 2026)

Additional details

Garden: Yes

Description

* WARWICK PARK WALKING DISTANCE TO MAIN LINE STATION PANTILES & HIGH STREET*
An imposing and beautifully presented family home which has been the subject of considerable updating and improvements and provides accommodation over three floors and a fabulous landscaped garden. Sitting Room, Open Plan Kitchen / Breakfast / Dining / Family Room, Master bedroom suite with dressing room and en suite bathroom, 5 further bedrooms, family bathroom.

MASTER BEDROOM SUITE
DRESSING ROOM
EN SUITE BATHROOM
5 FURTHER BEDROOMS
KITCHEN / BREAKFAST ROOM
DINING AREA
FAMILY AREA
SITTING ROOM
LANDSCAPED GARDENS
WALKING DISTANCE MAIN LINE STATION, HIGH STREET & PANTILES

Listed by

Tunbridge Wells - Country Homes

Countrywide UK Sales - Connells

Reference: 45217865

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 04/03/2014

Current heating cost: £2,376/year

Potential heating cost: £1,363/year

Est. upgrade cost to C: £24,220

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)
Low energy lighting for all fixed outlets (£120)
Replace boiler with new condensing boiler (£2,200 - £3,000)
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

Event	Date	Price	% change
Sold	03/06/2014 (12 years ago)	£600,000	—

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
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)

Capital growth trend

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

5y growth 46.8%

10y growth 66.9%

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

1y (index) 3.9%

5y (index) 13.9%

10y (index) 35.4%

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: 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	47
Shoplifting	32
Anti-social behaviour	24
Other theft	13
Criminal damage and arson	8
Drugs	4
Public order	4
Vehicle crime	4
Burglary	3
Other crime	3
Robbery	1
Total incidents	143

Within 1 mile during Mar 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
5 Bed Maisonette, Calverley Road, TN1	£1,542/mo	5	0.77 miles	OpenRent
2 Bed Terraced House, Rock Villa Road, TN1	£1,500/mo	2	0.91 miles	OpenRent
2 Bed Flat, Sandstone Quarry, TN1	£1,650/mo	2	0.96 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: £1,552/mo (17 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.09%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 1.1%

Cost-to-rent ratio 90.3×

Monthly cashflow £-4,065/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -12.9%

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).