Flat 15, 49 Upper Grosvenor Road, Royal Tunbridge Wells, TN1 2DY

UPRN:10008668919Converted Flat1 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 15, 49 Upper Grosvenor Road, Royal Tunbridge Wells, TN1 2DY

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£196,000

£187k - £206kHigh

Estimate

£196k

Range

£187k – £206k

Rent Estimate (pcm)

£750

£700 - £850

Monthly

£750

Yield

4.29%

Verdict

Derived from HomePortfolio scores

Flat 15 earns an INVESTIGATE rating with HP Score 89/100. Investment score 80/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (98/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

89/ 100

Strong

Investment Score

80/ 100

High

Crime Score

12/ 100

Low

Walkability

98/ 100

Excellent

Transit & Bike

Transit 38Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 7 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -7.1% (HIGH), sold-comps -28.8%, £/sqft -28.5%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10008668919· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.8%· as of 10 Nov 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.80
- valuation_snapshotsrent estimate 750/mo (range 700-850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -465/mo, -62% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 7 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 181 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 7 Nov 2026
Risk & liquidity14.7/15
184 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£157,500£241,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£210,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£850

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: -£190/mo
Cash on cash: -3.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10008668919Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.8%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 750/mo (range 700-850)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 750/mo (range 700-850)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£196,000

Rent Estimate (pcm)£750

Gross Yield4.29%

1y Growth+52.4%

3y Growth+2.9%

5y Growth+2.0%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN1 2DY

Approval Rate

-12mo

Development

low

26/02454/TCA
CA Tree: Chestnut (T1) crown repollard by 2-3m to previous points
Pending
26/02441/LAWPRO
Lawful Development: Roof extension and addition of two rooflights
Pending
26/02440/TCA
Tree CA: Pine (T1) remove one lower branch
Pending

View Planning Timeline

Ownership

Corporate Ownership52.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,319

Population Density7,791 /km²

Owner Occupied45%

Age Distribution

0-15 15%16-64 74%65+ 11%

View Area Profile

Schools Nearby

The Wells Free School
0.2 mi
-
St Barnabas CofE VA Primary School
0.3 mi
Good
The Skinners' School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tunbridge Wells Girls' Grammar School
0.5 mi
Outstanding

6 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Grosvenor Court, 55 Upper Grosvenor Road
-
£185k
-
Grosvenor Court, 55 Upper Grosvenor Road
-
£230k
-
Grosvenor Court, 55 Upper Grosvenor Road
-
£145k
-
49 Upper Grosvenor Road
-
£178k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN