7 Boyne Park, Royal Tunbridge Wells, TN4 8EL

UPRN:10090060634Detached BungalowBeds -Built -

FreeholdCouncil Tax: -EPC: -

Data freshness:Listing· freshOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

7 Boyne Park, Royal Tunbridge Wells, TN4 8EL

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£978,000

£880k - £1.08MMedium

Estimate

£978k

Range

£880k – £1.08M

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

3.12%

Verdict

Derived from HomePortfolio scores

7 Boyne Park earns an INVESTIGATE rating with HP Score 73/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (88/100). 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 SourcesPortal listingsMarket 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

73/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

49/ 100

Elevated

Walkability

88/ 100

Excellent

Transit & Bike

Transit 30Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -27.8% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10090060634· as of 9 Nov 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.74
- valuation_snapshotsrent estimate 3250/mo (range 2900-3650)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,015/mo, -93% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 75 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 11 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £2,900-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,969/mo
Cash on cash: -5.3%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.77 - 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 10090060634Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3250/mo (range 2900-3650)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3250/mo (range 2900-3650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 75 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. 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£978,000

Rent Estimate (pcm)£3,250

Gross Yield3.12%

1y Growth-61.9%

3y Growth+1.1%

5y Growth+1.5%

10y Growth+3.0%

Last Sold Price£1,790,000 (2025-06-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3TN4 8EL

Approval Rate

100%12mo

Development

low

26/02466/LAWPRO
Lawful development: single storey rear extension
Pending
26/02454/TCA
CA Tree: Chestnut (T1) crown repollard by 2-3m to previous points
Pending
26/02399/TCA
CA Trees: Sycamore (T1) dismantle to 2m from ground level. Lime (T2) reduce height to 8m above ground level. Chestnut (T3) crown reduction by 3m height and 2m radial spread to growth points
Pending

View Planning Timeline

Ownership

Corporate Ownership59.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-06-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,319

Population Density-

Owner Occupied39%

Age Distribution

0-15 10%16-64 75%65+ 15%

View Area Profile

Schools Nearby

The Wells Free School
0.2 mi
-
Rose Hill School
0.5 mi
Inspected by ISI
The Skinners' School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bennett Memorial Diocesan School
0.6 mi
Outstanding

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

View All Schools

Comparables

View All

33 Boyne Park
-
£215k
-
27 Boyne Park
-
£1.28M
-
7 Boyne Park
-
£1.79M
-
29 Boyne Park
-
£1.96M
-

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