Wood & Pilcher says ..

Property Oracle says ..

Sandown Park is located in the desirable Sherwood area of Tunbridge Wells, Kent. The property is a semi-detached house with four bedrooms and two bathrooms, offering approximately 1,557 square feet of living space. The average house price in the area is £321,814, significantly lower than the list price of this property at £850,000. However, nearby comparable properties are significantly more expensive, ranging from £499,999 to £1,650,000. The property benefits from being close to excellent schools such as Skinners’ Kent Academy (rated Outstanding by Ofsted) and Oakley School (rated Good), both within a kilometre. Several Southeastern train stations are also within a reasonable distance, providing convenient access to London and other parts of the South East. The property includes a garden, adding to its appeal.

Based on the images provided, the property appears to be in good condition. The interior is well-maintained and the kitchen and bathrooms seem recently updated. There is no visible evidence of significant repairs or renovations needed. The exterior also presents well, with a neat garden and landscaping.

The list price of £850,000 is considerably higher than the average price for the area, but the higher price is justified by the significantly larger size of the property (1,557 sqft compared to the average of 994 sqft) and its proximity to highly-rated schools and transport links. The lack of plot size information makes it difficult to fully assess the land value, but the presence of a well-maintained garden suggests a positive contribution to the overall value. The fact that nearby similar properties are listed at significantly higher prices (some detached properties are listed for over £1 million) further supports the current list price.

Considering the property’s location, condition, and apparent land value, the list price of £850,000 appears to be within the range of comparable properties in the area, though on the lower end of the scale. The property’s proximity to excellent schools and transport links significantly increases its desirability and justifies the higher price per square foot compared to the area average.

Therefore, we give this property 7 / 10. *Disclaimer: This is our option and does constitute a recommendation or financial advice. Do your own research. *

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