Sold STC Semi-detached

6 HENNIKER COTTAGES

CRANBROOK, KENT TN17 3QS

3 beds 1 baths 689 sq ft Listed 3 Feb 2026 (-130d)

£335,000

Guide Price

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# 3 bedroom semi-detached house for sale (TN17 3QS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6 HENNIKER COTTAGES, CRANBROOK, KENT TN17 3QS |
| Price | £335,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 64 m² |
| Last sold | £295,000 Jun 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 29/07/2035
- **Current heating cost:** £669/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9500-7604-0722-5276-3353)

## Description

The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

If buying to rent, please check if Local Authority licensing schemes apply before proceeding. Legal advice should be taken to verify fixtures/fittings, planning, alterations and/or lease details. Appliances & services are untested, dimensions are approximate and floor plans are not to scale.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Wards, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

## Property Photos

- ![External](/listings/photos/171800174/311647) - External
- ![Rear Garden](/listings/photos/171800174/311648) - Rear Garden
- ![Lounge](/listings/photos/171800174/311649) - Lounge
- ![Kitchen](/listings/photos/171800174/311650) - Kitchen
- ![Kitchen](/listings/photos/171800174/311651) - Kitchen
- ![Lounge](/listings/photos/171800174/311652) - Lounge
- ![Bedroom 1](/listings/photos/171800174/311653) - Bedroom 1
- ![Bedroom 1](/listings/photos/171800174/311654) - Bedroom 1
- ![Bedroom 2](/listings/photos/171800174/311655) - Bedroom 2
- ![Bedroom 3](/listings/photos/171800174/311656) - Bedroom 3
- ![Bathroom](/listings/photos/171800174/311657) - Bathroom
- ![Rear Garden](/listings/photos/171800174/311658) - Rear Garden

## Floorplans

- ![Ground Floor](/listings/photos/171800174/311659) - Ground Floor
- ![First Floor](/listings/photos/171800174/311660) - First Floor

## EPC Graphs

- ![EPC graph](/listings/photos/171800174/311661) - EPC graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 HENNIKER COTTAGES, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QS | £295,000 | 16/06/2023 | 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 |
|---------|-------|------|------|
| FAIRVIEW HARTLEY ROAD, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QP | £475,000 | 15/07/2025 | Semi-detached |
| 10 HARTLEY COURT GARDENS, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QY | £370,000 | 28/03/2025 | Semi-detached |
| HONITON HARTLEY ROAD, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QP | £290,000 | 30/10/2023 | Semi-detached |
| WOODSIDE HARTLEY ROAD, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QP | £441,000 | 14/10/2022 | Semi-detached |
| HONEYSUCKLE COTTAGE HARTLEY ROAD, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QN | £465,000 | 28/06/2021 | Semi-detached |

**Area average:** £408,200 (5 sales)

## Price vs local average

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

- **Local average:** £427,639 (18 Semi-detached, TN17, 2024–2026)
- **Deviation:** -21.7%

## 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 Maidstone (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,197/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 |
|------|------|------|------|------|
| 3 Bed Detached House, Little Cobbs With Hot Tub, TN17 | £3,250/mo | 3 | 0.04 miles | OpenRent |
| 3 Bed Semi-Detached House, Carriers Road, TN17 | £1,800/mo | 3 | 1.17 miles | OpenRent |

**Average rent: £2,525/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £315,625
- **Target investor price (1%):** £252,500

*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 £2,525/mo).*

- **Gross yield:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £928/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.5%

*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:** £5,234/m²

## Capital growth trend

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

- **5y growth:** 27.4%
- **10y growth:** 45.4%

## 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)

External Rear Garden Lounge Kitchen Kitchen Lounge Bedroom 1 Bedroom 1 Bedroom 2 Bedroom 3 Bathroom Rear Garden

/ 12

Property details

Tenure

FREEHOLD

Floor area

64 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£295,000 Jun 2023

Price per m²

£5,234/m²

Local average

£427,639 (-21.7%)

Deprivation

Decile 6 (19,377 of 33,755)

Street crime

21 incidents within 1 mile (Apr 2026)

Key features

Catchment area for Cranbrook Grammar School
Driveway parking
Recently updated kitchen and bathroom
Great sized rear garden
Perfect family home

Additional details

Parking: Off street
Garden: Back garden

Description

This charming semi-detached home is located within the catchment area of the ever-popular Cranbrook secondary school, making this the perfect home for families. This home boasts a spacious rear garden, perfect for gardening enthusiasts and outdoor activities. Enjoy the convenience of driveway parking, along with recent updates to both the kitchen and bathroom, offering modern functionality and style. Make this lovely home your own and enjoy the blend of comfort and convenience it offers!Room sizes:Entrance HallKitchen: 12'5 x 9'1 (3.79m x 2.77m)Lounge: 14'4 x 11'6 (4.37m x 3.51m)Bathroom: 7'1 x 5'7 (2.16m x 1.70m)Lean-toLandingBedroom 1: 12'3 x 11'3 (3.74m x 3.43m)Bedroom 2: 10'2 x 9'9 (3.10m x 2.97m)Bedroom 3: 8'8 x 7'4 (2.64m x 2.24m)Front and Rear GardenDriveway
The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

If buying to rent, please check if Local Authority licensing schemes apply before proceeding. Legal advice should be taken to verify fixtures/fittings, planning, alterations and/or lease details. Appliances & services are untested, dimensions are approximate and floor plans are not to scale.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Wards, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

Listed by

Staplehurst

Arun Estates

Reference: 171800174

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 30/07/2025

Expiry date: 29/07/2035

Current heating cost: £669/year

Potential heating cost: £611/year

Est. upgrade cost to C: £16,500

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Ground Floor

First Floor

EPC Graphs

EPC graph

Price history

Event	Date	Price	% change
Listed for sale	—	£335,000	+13.6%
Sold	16/06/2023 (2 years ago)	£295,000	—

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
FAIRVIEW HARTLEY ROAD, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QP	£475,000	15/07/2025	Semi-detached
10 HARTLEY COURT GARDENS, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QY	£370,000	28/03/2025	Semi-detached
HONITON HARTLEY ROAD, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QP	£290,000	30/10/2023	Semi-detached
WOODSIDE HARTLEY ROAD, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QP	£441,000	14/10/2022	Semi-detached
HONEYSUCKLE COTTAGE HARTLEY ROAD, CRANBROOK, TUNBRIDGE WELLS, KENT, TN17 3QN	£465,000	28/06/2021	Semi-detached

Area average: £408,200 (5 sales)

Capital growth trend

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

5y growth 27.4%

10y growth 45.4%

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 Maidstone: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN17 3QS

Nearby

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

Type	Name	Distance
Bus stop	Hartley Court Gardens	0.0 miles
Shop	Cranbrook Fishmonger	0.2 miles
Shop	Hartley Farm Shop	0.2 miles
Hospital	Hawkhurst Community Hospital	2.9 miles
Hospital	Unknown	2.9 miles
Train station	Staplehurst	6.0 miles
Train station	Etchingham	6.2 miles

Street-level crime

Category	Count
Shoplifting	5
Criminal damage and arson	4
Anti-social behaviour	3
Other theft	3
Violence and sexual offences	2
Burglary	1
Other crime	1
Possession of weapons	1
Vehicle crime	1
Total incidents	21

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
Belle Vue School	Other	1.2 miles	Outstanding — 13 Jun 2022
Cranbrook School	Secondary	1.2 miles	Good — 18 May 2022
Cranbrook Church of England Primary School	Primary	1.3 miles	Good — 16 May 2017
The Dulwich School Cranbrook	Other	2.0 miles	— (No rating)
Colliers Green Church of England Primary School	Primary	2.3 miles	Good — 7 May 2015

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
3 Bed Detached House, Little Cobbs With Hot Tub, TN17	£3,250/mo	3	0.04 miles	OpenRent
3 Bed Semi-Detached House, Carriers Road, TN17	£1,800/mo	3	1.17 miles	OpenRent

Average rent: £2,525/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.75%

Max investor price (0.8%) £315,625

Target investor price (1%) £252,500

Gross yield 9%

Cost-to-rent ratio 11.1×

Monthly cashflow £928/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.5%

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).