Flat 1, Westport House, 86 St Johns Road, Tunbridge Wells, TN4 9PH

UPRN:10024137145Flat/Maisonette1 bedsBuilt 2021

LeaseholdCouncil Tax: -EPC: C (73)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 1, Westport House, 86 St Johns Road, Tunbridge Wells, TN4 9PH

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£220,000

£198k - £242kMedium

Estimate

£220k

Range

£198k – £242k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

6.82%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 84/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (91/100). 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)HM Land Registry sales matched to addressDefra 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

84/ 100

Strong

Investment Score

71/ 100

High

Crime Score

18/ 100

Moderate

Walkability

91/ 100

Excellent

Transit & Bike

Transit 15Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge0/15
claims [AVM +0.0% (MEDIUM), sold-comps -17.6%, £/sqft -17.7%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10024137145· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 21.2%· as of 23 Oct 2026
Rental economics14/40
gross yield 6.8%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1250/mo (range 1200-1350)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -244/mo, -20% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 304 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 3 Nov 2026
Risk & liquidity12.8/15
357 sales/12mo in area; valuation range width 20%
- 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

£165,000£253,000

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£220,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,200-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £69,200
Net cash flow: £123/mo
Cash on cash: 2.1%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.68 - clears 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 10024137145Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 21.2%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 1250/mo (range 1200-1350)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1250/mo (range 1200-1350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 304 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£220,000

Rent Estimate (pcm)£1,250

Gross Yield6.82%

1y Growth-65.4%

3y Growth+1.1%

5y Growth+1.5%

10y Growth+3.0%

Last Sold Price£195,000 (2025-12-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TN4 9PH

Approval Rate

-12mo

Development

low

26/02386/TPO
TPO: Birch (T1) fell to fence height
Pending
26/02382/NMAMD
Non-material amendment to 21/00460/OUT: changes to external & window materials, extension of Block B by 900mm, reconfigure internal layout of blocks A & B to change housing mix, removal of green roof
Pending
26/02316/SUB
Submission of details for condition 3 (materials) of 26/00624/FULL
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining120 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-12-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,319

Population Density3,131 /km²

Owner Occupied68%

Age Distribution

0-15 23%16-64 64%65+ 13%

View Area Profile

Schools Nearby

Tunbridge Wells Girls' Grammar School
0.1 mi
Outstanding
The Skinners' School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
OA Tunbridge Wells
0.3 mi
Inspected as Two Bridges School (URN 135467) on 27 Feb 2024
St Augustine's Catholic Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

72 St Johns Road
-
£375k
-
Westport House, 86 St Johns Road
-
£195k
-
120B St Johns Road
-
£538k
-
80 St Johns Road
-
£150k
-

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