The Flat, Crescent House, 13 Crescent Road, Tunbridge Wells, TN1 2LU

UPRN:10024136533Flat/MaisonetteBeds -Built before 1900

Tenure: -Council Tax: Band DEPC: C (71)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

The Flat, Crescent House, 13 Crescent Road, Tunbridge Wells, TN1 2LU

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£297,000

£238k - £357kLow

Estimate

£297k

Range

£238k – £357k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

0.63%

Verdict

Derived from HomePortfolio scores

The Flat earns an INVESTIGATE rating with HP Score 62/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (86/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

62/ 100

Mixed

Investment Score

69/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

86/ 100

Excellent

Transit & Bike

Transit 45Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
listing is a house but the valuation basis is the whole flat at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£2,200,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £839,050
Net cash flow: -£6,629/mo
Cash on cash: -9.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.15 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£297,000

Rent Estimate (pcm)£1,150

Gross Yield0.63%

1y Growth-

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
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

3TN1 2LU

Approval Rate

100%12mo

Development

low

26/02454/TCA
CA Tree: Chestnut (T1) crown repollard by 2-3m to previous points
Pending
26/02447/TDD
Trees: Goat Willow, remove broken branch
Pending
26/02440/TCA
Tree CA: Pine (T1) remove one lower branch
Pending

View Planning Timeline

Ownership

Corporate Ownership52.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,319

Population Density3,582 /km²

Owner Occupied50%

Age Distribution

0-15 16%16-64 70%65+ 14%

View Area Profile

Schools Nearby

The Wells Free School
0.3 mi
-
St James' Church of England Voluntary Aided Primary School
0.5 mi
Good
Claremont Primary School
0.5 mi
Good
St Peter's Church of England Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

6 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Calverley Terrace 9-10 Crescent Road
-
£1.25M
-
Priplan House Crescent Road
-
£1.73M
-
15 Crescent Road
-
£150k
-
15 Crescent Road
-
£155k
-

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