Sold Semi-detached

28 EARLS ROAD

TUNBRIDGE WELLS, TUNBRIDGE WELLS, KENT TN4 8EA

Listed 23 Jun 2006 (-7308d)

£650,000

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# 7 bedroom semi-detached house for sale (TN4 8EA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 EARLS ROAD, TUNBRIDGE WELLS, TUNBRIDGE WELLS, KENT TN4 8EA |
| Price | £650,000 |
| Last sold | £653,000 Dec 2006 |

## Description

A substantial semi-detached Victorian house situated in a desirable road on the west side of Tunbridge Wells. The property requires extensive modernisation and refurbishment.

Current Accommodation:

Entrance Hall. Living Room. Dining Room. Breakfast Room. Kitchen. Cloakroom. Cellar. Seven Bedrooms. Bathroom. Separate Cloakroom. Gas Fired Central Heating. Shared Driveway to Single Garage. Front and Rear Gardens.

**Dimensions**

Bedroom 1:

Bedroom 2:

Bedroom 3:

Bedroom 4:

Bedroom 5:

Bedroom 6:

Reception 1:

Reception 2:

Reception 3:

Kitchen:

16 8 x 11 9

13 4 x 11 11

13 9 x 12 5

18 8 x 14 1

13 9 x 12 4

13 5 x 11 10

16 6 x 13 3

13 4 x 11 8

18 5 x 12 3

9 4 x 6 0

## Property Photos

- ![Photo](/listings/photos/12378476/256839)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA | £653,000 | 18/12/2006 | 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] 16 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA | £1,450,057 | 26/06/2023 | Semi-detached |
| 18 ASHDOWN CLOSE, TUNBRIDGE WELLS, KENT, TN4 8DU | £450,000 | 19/12/2022 | Semi-detached |
| [Same street] 5 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA | £1,820,000 | 15/12/2022 | Detached |
| HURSTWOOD LODGE SOUTH HURSTWOOD LANE, TUNBRIDGE WELLS, KENT, TN4 8YA | £2,235,000 | 31/10/2022 | Semi-detached |
| [Same street] 22 FLAT 5 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA | £151,000 | 14/10/2022 | Flat |
| [Same street] 22 FLAT 6 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA | £200,000 | 14/10/2022 | Flat |
| [Same street] 24 FLAT 6 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA | £115,000 | 17/06/2022 | Flat |
| [Same street] 12 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA | £1,167,500 | 28/02/2022 | Semi-detached |
| MUIR HOUSE, 19 BOYNE PARK, TUNBRIDGE WELLS, KENT, TN4 8EL | £1,650,000 | 04/10/2021 | Semi-detached |
| 11 ASHDOWN CLOSE, TUNBRIDGE WELLS, KENT, TN4 8DU | £361,000 | 27/09/2021 | Semi-detached |
| 3 BISHOPS DOWN MEWS, TUNBRIDGE WELLS, KENT, TN4 8XX | £875,000 | 06/08/2021 | Semi-detached |
| 28 COURT ROAD, TUNBRIDGE WELLS, KENT, TN4 8ED | £1,182,000 | 29/07/2021 | Semi-detached |

**Street average:** £817,260 (6 sales)
**Area average:** £1,125,500 (6 sales)

## Price vs local average

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

- **Local average:** £494,298 (35 Semi-detached, TN4, 2024–2026)
- **Deviation:** +31.5%

## Rental Range

*ONS Price Index of Private Rents (Tunbridge Wells). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,365/mo
- **Realistic:** £1,517/mo
- **Optimistic:** £1,669/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, Molyneux Park Road, TN4 | £1,250/mo | 1 | 0.16 miles | OpenRent |
| 4 Bed Terraced House, Huntington Avenue, TN4 | £3,500/mo | 4 | 0.29 miles | OpenRent |
| 1 Bed Flat, Mount Ephraim, TN4 | £2,300/mo | 1 | 0.32 miles | OpenRent |
| 2 Bed Flat, Culverden Park, TN4 | £1,750/mo | 2 | 0.36 miles | OpenRent |
| 1 Bed Flat, Culverden Park Road, TN4 | £1,200/mo | 1 | 0.37 miles | OpenRent |
| 1 Bed Flat, Culverden Park Road, TN4 | £1,300/mo | 1 | 0.37 miles | OpenRent |
| 4 Bed Semi-Detached House, Exchange Mews, TN4 | £2,695/mo | 4 | 0.4 miles | OpenRent |
| 1 Bed Flat, Westcombe House, TN4 | £1,500/mo | 1 | 0.4 miles | OpenRent |
| Studio Flat, Lime Hill Road, TN1 | £950/mo | 1 | 0.41 miles | OpenRent |
| 1 Bed Flat, Lime Hill Road, TN1 | £975/mo | 1 | 0.42 miles | OpenRent |
| 2 Bed Terraced House, Rock Villa Road, TN1 | £1,500/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Flat, Grosvenor House, TN1 | £1,450/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Flat, The Warehouse, TN1 | £1,700/mo | 2 | 0.55 miles | OpenRent |
| 1 Bed Flat, High Street, TN1 | £1,200/mo | 1 | 0.68 miles | OpenRent |
| 3 Bed Terraced House, The Rosemont, TN1 | £3,295/mo | 3 | 0.7 miles | OpenRent |
| 2 Bed Flat, Madeira Park, TN2 | £1,300/mo | 2 | 0.85 miles | OpenRent |

**Average rent: £1,742/mo (16 listings)**

## 1% Rule

- **Rent ratio:** 0.23% (weak for cashflow)
- **Max investor price (0.8%):** £184,375
- **Target investor price (1%):** £147,500

*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 £1,475/mo).*

- **Gross yield:** 2.7%
- **Cost-to-rent:** 36.7×
- **Monthly cashflow:** £-1,257/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8%

*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).*

## Capital growth trend

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

- **5y growth:** 0.7%
- **10y growth:** 44.4%

## 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)

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Property details

Tenure

FREEHOLD

Last sold

£653,000 Dec 2006

Local average

£494,298 (+31.5%)

Deprivation

Decile 10 (33,150 of 33,755)

Street crime

224 incidents within 1 mile (Apr 2026)

Key features

Cellar 11 3 x 8 6

Description

A substantial semi-detached Victorian house situated in a desirable road on the west side of Tunbridge Wells. The property requires extensive modernisation and refurbishment.
Current Accommodation:
Entrance Hall. Living Room. Dining Room. Breakfast Room. Kitchen. Cloakroom. Cellar. Seven Bedrooms. Bathroom. Separate Cloakroom. Gas Fired Central Heating. Shared Driveway to Single Garage. Front and Rear Gardens.

Dimensions

Bedroom 1:
Bedroom 2:
Bedroom 3:
Bedroom 4:
Bedroom 5:
Bedroom 6:
Reception 1:
Reception 2:
Reception 3:
Kitchen:
16 8 x 11 9
13 4 x 11 11
13 9 x 12 5
18 8 x 14 1
13 9 x 12 4
13 5 x 11 10
16 6 x 13 3
13 4 x 11 8
18 5 x 12 3
9 4 x 6 0

Listed by

Tunbridge Wells

Wood & Pilcher

Reference: 12378476

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	18/12/2006 (19 years ago)	£653,000	—

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 16 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA	£1,450,057	26/06/2023	Semi-detached
18 ASHDOWN CLOSE, TUNBRIDGE WELLS, KENT, TN4 8DU	£450,000	19/12/2022	Semi-detached
Same street 5 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA	£1,820,000	15/12/2022	Detached
HURSTWOOD LODGE SOUTH HURSTWOOD LANE, TUNBRIDGE WELLS, KENT, TN4 8YA	£2,235,000	31/10/2022	Semi-detached
Same street 22 FLAT 5 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA	£151,000	14/10/2022	Flat
Same street 22 FLAT 6 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA	£200,000	14/10/2022	Flat
Same street 24 FLAT 6 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA	£115,000	17/06/2022	Flat
Same street 12 EARLS ROAD, TUNBRIDGE WELLS, KENT, TN4 8EA	£1,167,500	28/02/2022	Semi-detached
MUIR HOUSE, 19 BOYNE PARK, TUNBRIDGE WELLS, KENT, TN4 8EL	£1,650,000	04/10/2021	Semi-detached
11 ASHDOWN CLOSE, TUNBRIDGE WELLS, KENT, TN4 8DU	£361,000	27/09/2021	Semi-detached
3 BISHOPS DOWN MEWS, TUNBRIDGE WELLS, KENT, TN4 8XX	£875,000	06/08/2021	Semi-detached
28 COURT ROAD, TUNBRIDGE WELLS, KENT, TN4 8ED	£1,182,000	29/07/2021	Semi-detached

Street average: £817,260 (6 sales)

Area average: £1,125,500 (6 sales)

Capital growth trend

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

5y growth 0.7%

10y growth 44.4%

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 £1,365/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: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View TN4 8EA

Nearby

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

Type	Name	Distance
Bus stop	Earl's Road	0.0 miles
Bus stop	Oakdale Road	0.1 miles
Shop	Lifestyle Ford	0.4 miles
Shop	The Secret Cellar	0.4 miles
Train station	Tunbridge Wells	0.6 miles
Train station	Tunbridge Wells West	0.9 miles
Hospital	Tunbridge Wells Nuffield Hospital	1.2 miles
Hospital	Tunbridge Wells Hospital at Pembury	2.6 miles
University	Tonbridge Adult Education Centre	4.0 miles
University	St Piers College	10.8 miles

Street-level crime

Category	Count
Violence and sexual offences	71
Anti-social behaviour	41
Shoplifting	26
Criminal damage and arson	22
Vehicle crime	16
Other theft	13
Public order	11
Drugs	9
Burglary	4
Possession of weapons	4
Theft from the person	3
Robbery	2
Bicycle theft	1
Other crime	1
Total incidents	224

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
The Wells Free School	Primary	0.4 miles	Good — 29 Jun 2015
Rose Hill School	Other	0.4 miles	— (No rating)
Bishops Down Primary and Nursery School	Primary	0.5 miles	Requires improvement — 11 Dec 2023
Bennett Memorial Diocesan School	Secondary	0.5 miles	Outstanding — 30 Jan 2024
The Skinners' School	Secondary	0.6 miles	Good — 13 Jan 2022

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, Molyneux Park Road, TN4	£1,250/mo	1	0.16 miles	OpenRent
4 Bed Terraced House, Huntington Avenue, TN4	£3,500/mo	4	0.29 miles	OpenRent
1 Bed Flat, Mount Ephraim, TN4	£2,300/mo	1	0.32 miles	OpenRent
2 Bed Flat, Culverden Park, TN4	£1,750/mo	2	0.36 miles	OpenRent
1 Bed Flat, Culverden Park Road, TN4	£1,200/mo	1	0.37 miles	OpenRent
1 Bed Flat, Culverden Park Road, TN4	£1,300/mo	1	0.37 miles	OpenRent
4 Bed Semi-Detached House, Exchange Mews, TN4	£2,695/mo	4	0.4 miles	OpenRent
1 Bed Flat, Westcombe House, TN4	£1,500/mo	1	0.4 miles	OpenRent
Studio Flat, Lime Hill Road, TN1	£950/mo	1	0.41 miles	OpenRent
1 Bed Flat, Lime Hill Road, TN1	£975/mo	1	0.42 miles	OpenRent
2 Bed Terraced House, Rock Villa Road, TN1	£1,500/mo	2	0.43 miles	OpenRent
2 Bed Flat, Grosvenor House, TN1	£1,450/mo	2	0.45 miles	OpenRent
2 Bed Flat, The Warehouse, TN1	£1,700/mo	2	0.55 miles	OpenRent
1 Bed Flat, High Street, TN1	£1,200/mo	1	0.68 miles	OpenRent
3 Bed Terraced House, The Rosemont, TN1	£3,295/mo	3	0.7 miles	OpenRent
2 Bed Flat, Madeira Park, TN2	£1,300/mo	2	0.85 miles	OpenRent

Average rent: £1,742/mo (16 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.23%

Max investor price (0.8%) £184,375

Target investor price (1%) £147,500

Gross yield 2.7%

Cost-to-rent ratio 36.7×

Monthly cashflow £-1,257/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -8%

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).