Sold STC End of terrace

21 KIRKDALE ROAD

TUNBRIDGE WELLS, KENT TN1 2SB

3 beds 1 baths 829 sq ft Listed 19 Jun 2024 (-728d)

£390,000

Guide Price

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# 3 bedroom end of terrace house for sale (TN1 2SB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT TN1 2SB |
| Price | £390,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 77 m² |
| Last sold | £381,500 Oct 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 30/05/2034
- **Current heating cost:** £1,573/year
- **Est. upgrade cost to C:** £24,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- D (£80 - £120)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5913-6134-0002-0275-6106)

## Description

Situation:

The property is situated in a convenient and sought after area of Tunbridge Wells, in a central, yet quiet and tucked away location within a short walk of the town centre and station.

Tunbridge Wells provides a comprehensive range of amenities including the Royal Victoria Place shopping centre, cinema complex and theatres.  There are also a number of well-regarded schools in the area, including grammar schools for both girls and boys.

For the commuter, Tunbridge Wells mainline station serves London Bridge, Charing Cross and Cannon Street in under an hour.

The A21 is also within close proximity and links with the M25.

Description:

A most attractive and well-presented home situated in a desirable and quiet location and yet within easy reach of the town centre and mainline station.

The home is arranged over three floors and includes, on the entry level; an entrance hall with attractive wood flooring; a bedroom (currently utilised as a home office) with delightful period fireplace with patterned tile surround as its focal point; and a large bathroom with underfloor heating featuring space offset bath with both rain and separate shower attachment, wash basin with mixer tap over, low level w/c, stainless steel heated towel rail, and period wrought iron fireplace.

On the ground floor is a good-sized kitchen/breakfast room with ample space for a table and chairs, a wide range of gloss wall and base units, complementary work surfaces, attractive wooden flooring, one and a half bowl sink with mixer tap over, and integrated appliances including an oven, 4 ring hob with stainless steel extractor and splashback, dishwasher, microwave, and washer/dryer. Also on the ground level is a well-proportioned living room with quality wood flooring, adjacent understairs storage cupboard, a door providing access to the garden as well as a window providing garden views, with a wood burner being the focal point of the room.

On the top floor are two further good-sized double bedrooms both with feature period fireplaces in addition to over stairs fitted cupboards.

To the front of the property is a good-sized low maintenance front garden boarded by attractive fencing and gate, and to the rear a private garden ideal for outdoor entertaining benefiting from a westerly aspect which is mainly laid to decking with integral fitted lighting and bordered by mature plants and shrubs.

Services: Mains water and electricity. Gas-fired central heating.

Local Authority: Tunbridge Wells Borough Council

Council tax band B

Current EPC Rating: D

Property address: Kirkdale Road, Tunbridge Wells, Kent TN1 2SB

## Property Photos

- ![Front Elevation](/listings/photos/149353907/281300) - Front Elevation
- ![Living Room](/listings/photos/149353907/281301) - Living Room
- ![Kitchen/Breakfast](/listings/photos/149353907/281302) - Kitchen/Breakfast
- ![Bedroom](/listings/photos/149353907/281303) - Bedroom
- ![Bedroom](/listings/photos/149353907/281304) - Bedroom
- ![Bedroom](/listings/photos/149353907/281305) - Bedroom
- ![Bathroom](/listings/photos/149353907/281306) - Bathroom
- ![Garden](/listings/photos/149353907/281307) - Garden
- ![Rear Elevation](/listings/photos/149353907/281308) - Rear Elevation

## Floorplans

- ![Floorplan](/listings/photos/149353907/281309) - Floorplan

## EPC Graphs

- ![EPC](/listings/photos/149353907/281310) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SB | £381,500 | 10/10/2024 | Semi-detached |
| 21 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SB | £335,000 | 10/08/2018 | Semi-detached |
| 21 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SB | £245,000 | 04/01/2017 | 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 |
|---------|-------|------|------|
| 42 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RT | £230,000 | 21/11/2025 | Terraced |
| [Same street] 11 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SB | £270,000 | 25/07/2025 | Terraced |
| 32 GOODS STATION ROAD, TUNBRIDGE WELLS, KENT, TN1 2DB | £265,000 | 30/11/2023 | Terraced |
| 43 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RT | £369,000 | 04/10/2023 | Terraced |
| ST. JAMES COURT 10 WOOD STREET, TUNBRIDGE WELLS, KENT, TN1 2QS | £755,000 | 25/08/2023 | Terraced |
| 41 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RT | £410,000 | 10/08/2023 | Terraced |
| [Same street] 13 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SB | £270,000 | 30/06/2023 | Terraced |
| 54 VICTORIA ROAD, TUNBRIDGE WELLS, KENT, TN1 2PW | £265,000 | 02/05/2023 | Terraced |
| 8 ALBERT STREET, TUNBRIDGE WELLS, KENT, TN1 2QH | £250,000 | 06/03/2023 | Terraced |
| 52 GOODS STATION ROAD, TUNBRIDGE WELLS, KENT, TN1 2DB | £370,000 | 16/12/2022 | Terraced |
| 7 MERCER STREET, TUNBRIDGE WELLS, KENT, TN1 2DA | £343,000 | 24/10/2022 | Terraced |
| 10 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SD | £308,000 | 30/09/2022 | Terraced |
| EDEN COTTAGES 3 CAMDEN ROAD, TUNBRIDGE WELLS, KENT, TN1 2QZ | £330,000 | 12/09/2022 | Terraced |
| 14 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RY | £267,500 | 30/06/2022 | Terraced |
| 12 COMMERCIAL ROAD, TUNBRIDGE WELLS, KENT, TN1 2RR | £375,000 | 20/06/2022 | Terraced |
| 64 VICTORIA ROAD, TUNBRIDGE WELLS, KENT, TN1 2PW | £295,000 | 20/06/2022 | Terraced |
| ST. JAMES COURT 9 WOOD STREET, TUNBRIDGE WELLS, KENT, TN1 2QS | £850,000 | 10/06/2022 | Terraced |
| ST. JAMES COURT 5 WOOD STREET, TUNBRIDGE WELLS, KENT, TN1 2QS | £695,000 | 10/05/2022 | Terraced |
| 21 ALBERT STREET, TUNBRIDGE WELLS, KENT, TN1 2QH | £290,000 | 13/04/2022 | Terraced |
| 6 DALE STREET, TUNBRIDGE WELLS, KENT, TN1 2QJ | £285,000 | 07/03/2022 | Terraced |
| 48 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RT | £285,000 | 07/02/2022 | Terraced |
| 24 DALE STREET, TUNBRIDGE WELLS, KENT, TN1 2QJ | £260,000 | 19/11/2021 | Terraced |
| [Same street] KIRKDALE HOUSE FLAT 4 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SB | £120,000 | 14/10/2021 | Flat |

**Street average:** £220,000 (3 sales)
**Area average:** £374,875 (20 sales)

## Price vs local average

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

- **Local average:** £488,806 (18 Terraced, TN1, 2024–2026)
- **Deviation:** -20.2%

## 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):** £1,319/mo

## 1% Rule

- **Rent ratio:** 0.39% (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.*

## Price per Square Metre

- **£/m²:** £5,065/m²

## Capital growth trend

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

- **5y growth:** -1.4%
- **10y growth:** 47.2%

## 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)

Front Elevation Living Room Kitchen/Breakfast Bedroom Bedroom Bedroom Bathroom Garden Rear Elevation

/ 9

Property details

Tenure

FREEHOLD

Floor area

77 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£381,500 Oct 2024

Price per m²

£5,065/m²

Local average

£488,806 (-20.2%)

Deprivation

Decile 9 (27,471 of 33,755)

Street crime

233 incidents within 1 mile (Apr 2026)

Key features

Well presented family home
Offering versatile accommodation throughout
3 bedrooms
Kitchen/breakfast room
Separate living room with garden views
Large bathroom
Private garden with westerly aspect
Quiet yet central location
Within walking distance of the town centre and station

Additional details

Heating: Gas central
Parking: On street, Permit, Residents
Garden: Front garden, Private garden, Patio, Enclosed garden, Rear garden, Back garden

Description

Situation:
The property is situated in a convenient and sought after area of Tunbridge Wells, in a central, yet quiet and tucked away location within a short walk of the town centre and station.

Tunbridge Wells provides a comprehensive range of amenities including the Royal Victoria Place shopping centre, cinema complex and theatres. There are also a number of well-regarded schools in the area, including grammar schools for both girls and boys.

For the commuter, Tunbridge Wells mainline station serves London Bridge, Charing Cross and Cannon Street in under an hour.
The A21 is also within close proximity and links with the M25.

Description:
A most attractive and well-presented home situated in a desirable and quiet location and yet within easy reach of the town centre and mainline station.

The home is arranged over three floors and includes, on the entry level; an entrance hall with attractive wood flooring; a bedroom (currently utilised as a home office) with delightful period fireplace with patterned tile surround as its focal point; and a large bathroom with underfloor heating featuring space offset bath with both rain and separate shower attachment, wash basin with mixer tap over, low level w/c, stainless steel heated towel rail, and period wrought iron fireplace.
On the ground floor is a good-sized kitchen/breakfast room with ample space for a table and chairs, a wide range of gloss wall and base units, complementary work surfaces, attractive wooden flooring, one and a half bowl sink with mixer tap over, and integrated appliances including an oven, 4 ring hob with stainless steel extractor and splashback, dishwasher, microwave, and washer/dryer. Also on the ground level is a well-proportioned living room with quality wood flooring, adjacent understairs storage cupboard, a door providing access to the garden as well as a window providing garden views, with a wood burner being the focal point of the room.
On the top floor are two further good-sized double bedrooms both with feature period fireplaces in addition to over stairs fitted cupboards.

To the front of the property is a good-sized low maintenance front garden boarded by attractive fencing and gate, and to the rear a private garden ideal for outdoor entertaining benefiting from a westerly aspect which is mainly laid to decking with integral fitted lighting and bordered by mature plants and shrubs.

Services: Mains water and electricity. Gas-fired central heating.
Local Authority: Tunbridge Wells Borough Council
Council tax band B
Current EPC Rating: D
Property address: Kirkdale Road, Tunbridge Wells, Kent TN1 2SB

Listed by

Tunbridge Wells

Green Lizard

Reference: 149353907

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 31/05/2024

Expiry date: 30/05/2034

Current heating cost: £1,573/year

Potential heating cost: £822/year

Est. upgrade cost to C: £24,500

EPC D 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 (suspended floor) (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC

Price history

56% since 2017

Event	Date	Price	% change
Sold	10/10/2024 (1 year ago)	£381,500	+13.9%
Sold	10/08/2018 (7 years ago)	£335,000	+36.7%
Sold	04/01/2017 (9 years ago)	£245,000	—

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
42 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RT	£230,000	21/11/2025	Terraced
Same street 11 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SB	£270,000	25/07/2025	Terraced
32 GOODS STATION ROAD, TUNBRIDGE WELLS, KENT, TN1 2DB	£265,000	30/11/2023	Terraced
43 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RT	£369,000	04/10/2023	Terraced
ST. JAMES COURT 10 WOOD STREET, TUNBRIDGE WELLS, KENT, TN1 2QS	£755,000	25/08/2023	Terraced
41 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RT	£410,000	10/08/2023	Terraced
Same street 13 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SB	£270,000	30/06/2023	Terraced
54 VICTORIA ROAD, TUNBRIDGE WELLS, KENT, TN1 2PW	£265,000	02/05/2023	Terraced
8 ALBERT STREET, TUNBRIDGE WELLS, KENT, TN1 2QH	£250,000	06/03/2023	Terraced
52 GOODS STATION ROAD, TUNBRIDGE WELLS, KENT, TN1 2DB	£370,000	16/12/2022	Terraced
7 MERCER STREET, TUNBRIDGE WELLS, KENT, TN1 2DA	£343,000	24/10/2022	Terraced
10 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SD	£308,000	30/09/2022	Terraced
EDEN COTTAGES 3 CAMDEN ROAD, TUNBRIDGE WELLS, KENT, TN1 2QZ	£330,000	12/09/2022	Terraced
14 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RY	£267,500	30/06/2022	Terraced
12 COMMERCIAL ROAD, TUNBRIDGE WELLS, KENT, TN1 2RR	£375,000	20/06/2022	Terraced
64 VICTORIA ROAD, TUNBRIDGE WELLS, KENT, TN1 2PW	£295,000	20/06/2022	Terraced
ST. JAMES COURT 9 WOOD STREET, TUNBRIDGE WELLS, KENT, TN1 2QS	£850,000	10/06/2022	Terraced
ST. JAMES COURT 5 WOOD STREET, TUNBRIDGE WELLS, KENT, TN1 2QS	£695,000	10/05/2022	Terraced
21 ALBERT STREET, TUNBRIDGE WELLS, KENT, TN1 2QH	£290,000	13/04/2022	Terraced
6 DALE STREET, TUNBRIDGE WELLS, KENT, TN1 2QJ	£285,000	07/03/2022	Terraced
48 NORMAN ROAD, TUNBRIDGE WELLS, KENT, TN1 2RT	£285,000	07/02/2022	Terraced
24 DALE STREET, TUNBRIDGE WELLS, KENT, TN1 2QJ	£260,000	19/11/2021	Terraced
Same street KIRKDALE HOUSE FLAT 4 KIRKDALE ROAD, TUNBRIDGE WELLS, KENT, TN1 2SB	£120,000	14/10/2021	Flat

Street average: £220,000 (3 sales)

Area average: £374,875 (20 sales)

Capital growth trend

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

5y growth -1.4%

10y growth 47.2%

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: £1,319/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN1 2SB

Nearby

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

Type	Name	Distance
Shop	Wild Side Cycles	0.1 miles
Bus stop	Camden Centre	0.1 miles
Shop	Velocipede	0.1 miles
Bus stop	Royal Victoria Place	0.1 miles
Train station	Tunbridge Wells	0.5 miles
Hospital	Tunbridge Wells Nuffield Hospital	0.6 miles
Train station	High Brooms	1.0 miles
Hospital	Tunbridge Wells Hospital at Pembury	1.9 miles
University	Tonbridge Adult Education Centre	3.9 miles
University	St Piers College	11.5 miles

Street-level crime

Category	Count
Violence and sexual offences	80
Anti-social behaviour	46
Criminal damage and arson	26
Shoplifting	24
Vehicle crime	15
Other theft	10
Drugs	8
Public order	8
Burglary	4
Other crime	4
Theft from the person	3
Possession of weapons	2
Robbery	2
Bicycle theft	1
Total incidents	233

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
St Barnabas CofE VA Primary School	Primary	0.2 miles	Good — 19 Dec 2014
St James' Church of England Voluntary Aided Primary School	Primary	0.3 miles	Good — 24 Apr 2024
The Wells Free School	Primary	0.3 miles	Good — 29 Jun 2015
St Peter's Church of England Primary School	Primary	0.5 miles	Outstanding — 24 Apr 2014
The Skinners' School	Secondary	0.5 miles	Good — 13 Jan 2022

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 0.39%

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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