2 Watch Oak, Watch Oak Hill, Blackham, Tunbridge Wells, TN3 9TP

UPRN:10033400949Semi-Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: D (55)

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

2 Watch Oak, Watch Oak Hill, Blackham, Tunbridge Wells, TN3 9TP

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£779,000

£701k - £857kMedium

Estimate

£779k

Range

£701k – £857k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

2.58%

Verdict

Derived from HomePortfolio scores

2 Watch Oak earns an INVESTIGATE rating with HP Score 58/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (7/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 5Bike 22

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£1,000,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £1,800-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£1,887/mo
Cash on cash: -6.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.64 - 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£779,000

Rent Estimate (pcm)£2,150

Gross Yield2.58%

1y Growth-

3y Growth+4.0%

5y Growth+2.1%

10y Growth+3.5%

Last Sold Price£608,320 (2021-04-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TN3 9TP

Approval Rate

-12mo

Development

low

WD/2026/2113/FR
EXTENSION TO THE ANCILLARY RESIDENTIAL ANNEX SERVING POUND FARM, INTEGRATING WHEELCHAIR ACCESS INTO THE SHAPING AND SIZE OF THE DECKING (PART RETROSPECTIVE).
Pending
WD/2026/2113/FA
VARIATION OF CONDITION 4 OF WD/2023/0882/F (EXTENSION TO THE ANCILLARY RESIDENTIAL ANNEX SERVING POUND FARM.) THE REVISED ARRANGEMENT INTEGRATES WHEELCHAIR ACCESS INTO ITS SHAPING AND SIZE TO BETTER ACCOMMODATE THE APPLICATIONS ACCESSIBILITY NEEDS.
Pending
26/02098/PRT18
Prior notification: replacement footbridge
Pending

View Planning Timeline

Ownership

Corporate Ownership71.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-04-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density-

Owner Occupied77%

Age Distribution

0-15 18%16-64 59%65+ 23%

View Area Profile

Schools Nearby

Fordcombe Church of England Primary School
1.7 mi
Good
St Michael's Primary School
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Groombridge St Thomas' Church of England Primary School
2.5 mi
Good
St Mary the Virgin Church of England Primary School
2.6 mi
-

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Watch Oak
-
£608k
-
Watch Oak Follet Close
-
£321k
-

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