# 7 bedroom detached house for sale (TN2 5EF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 82 WARWICK PARK, TUNBRIDGE WELLS, TUNBRIDGE WELLS, KENT TN2 5EF |
| Price | £1,950,000 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 347 m² |
| Last sold | £917,000 Jul 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £2,689/year
- **Est. upgrade cost to C:** £18,805

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£205)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8804-3943-4529-7797-2553)

## Description

A stunning three storey ( plus cellar) Edwardian home enjoying a corner plot in one of Tunbridge Wells' premier roads on the favoured southern side of town. Superb landscaped gardens together with parking.

## Property Photos

- ![Photo 25](/listings/photos/50016460/637907) - Photo 25
- ![Photo 1](/listings/photos/50016460/637908) - Photo 1
- ![Photo 6](/listings/photos/50016460/637909) - Photo 6
- ![Photo 14](/listings/photos/50016460/637910) - Photo 14
- ![Photo 13](/listings/photos/50016460/637911) - Photo 13
- ![Photo 8](/listings/photos/50016460/637912) - Photo 8
- ![Photo 10](/listings/photos/50016460/637913) - Photo 10
- ![Photo 15](/listings/photos/50016460/637914) - Photo 15
- ![Photo 16](/listings/photos/50016460/637915) - Photo 16
- ![Photo 29](/listings/photos/50016460/637916) - Photo 29
- ![Photo 35](/listings/photos/50016460/637917) - Photo 35
- ![Photo 37](/listings/photos/50016460/637918) - Photo 37
- ![Photo 33](/listings/photos/50016460/637919) - Photo 33
- ![Photo 17](/listings/photos/50016460/637920) - Photo 17
- ![Photo 18](/listings/photos/50016460/637922) - Photo 18
- ![Photo 27](/listings/photos/50016460/637923) - Photo 27
- ![Photo 20](/listings/photos/50016460/637925) - Photo 20
- ![Photo 25](/listings/photos/50016460/637927) - Photo 25
- ![Photo 21](/listings/photos/50016460/637929) - Photo 21
- ![Photo 22](/listings/photos/50016460/637931) - Photo 22
- ![Photo 23](/listings/photos/50016460/637933) - Photo 23
- ![Photo 26](/listings/photos/50016460/637936) - Photo 26
- ![Photo 29](/listings/photos/50016460/637938) - Photo 29
- ![Photo 9](/listings/photos/50016460/637941) - Photo 9
- ![Photo 26](/listings/photos/50016460/637944) - Photo 26
- ![Photo 28](/listings/photos/50016460/637946) - Photo 28

## Floorplans

- ![Floorplan 1](/listings/photos/50016460/637950) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 82 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £917,000 | 31/07/2006 | Detached |
| 82 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £365,000 | 27/04/1998 | 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 |
| 61 MADEIRA PARK, TUNBRIDGE WELLS, KENT, TN2 5SX | £1,275,000 | 29/11/2022 | Detached |
| FIVE OAKS RODMELL ROAD, TUNBRIDGE WELLS, KENT, TN2 5SW | £1,275,000 | 25/10/2022 | Detached |
| [Same street] 64 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £1,950,000 | 23/09/2022 | Semi-detached |
| RUSSETTS ROEDEAN ROAD, TUNBRIDGE WELLS, KENT, TN2 5JX | £1,550,000 | 12/08/2022 | Detached |
| NEVILL RISE COTTAGE RODMELL ROAD, TUNBRIDGE WELLS, KENT, TN2 5SR | £735,000 | 05/08/2022 | Detached |
| 2 HOWARD GARDENS, TUNBRIDGE WELLS, KENT, TN2 5SL | £870,000 | 01/07/2022 | Detached |
| 6 MONTACUTE MEWS, TUNBRIDGE WELLS, KENT, TN2 5NH | £1,030,000 | 29/06/2022 | Detached |
| 37 MADEIRA PARK, TUNBRIDGE WELLS, KENT, TN2 5SY | £1,687,500 | 19/01/2022 | Detached |
| 8 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5TB | £1,390,000 | 25/11/2021 | Detached |
| CRAIGSIDE RODMELL ROAD, TUNBRIDGE WELLS, KENT, TN2 5SR | £790,000 | 28/09/2021 | Detached |
| 11 BLATCHINGTON ROAD, TUNBRIDGE WELLS, KENT, TN2 5EG | £1,737,500 | 13/09/2021 | Detached |
| 40 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5TB | £1,275,000 | 23/07/2021 | Detached |
| 1 MONTACUTE MEWS, TUNBRIDGE WELLS, KENT, TN2 5NH | £800,000 | 24/06/2021 | Detached |
| [Same street] 46 WARWICK PARK, TUNBRIDGE WELLS, KENT, TN2 5EF | £700,000 | 17/06/2021 | Detached |
| BRIDGEWAY HOUSE UPPER CUMBERLAND WALK, TUNBRIDGE WELLS, KENT, TN2 5EH | £1,650,000 | 15/06/2021 | Detached |

**Street average:** £1,152,875 (4 sales)
**Area average:** £1,235,769 (13 sales)

## Price vs local average

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

- **Local average:** £853,288 (30 Detached, TN2, 2024–2026)
- **Deviation:** +128.5%

## 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:** 0.06% (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:** 0.7%
- **Cost-to-rent:** 135.4×
- **Monthly cashflow:** £-6,624/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -14.1%

*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:** £5,620/m²

## Capital growth trend

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

- **5y growth:** -11.3%
- **10y growth:** 42.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.4%
- **5y growth (index):** 12.2%
- **10y growth (index):** 30%

## 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)