House prices in TN (Tunbridge Wells)
Price per square metre data and charts to help you understand the housing market in TN - stats were last calculated on 02 July 2026.
Defining postcode area 'TN'
This analysis is limited to properties whose postcode starts with "TN", this is also called the postcode area. There are no official postcode area names so I've just labelled it TN, Tunbridge Wells. It is shown in red on the map below.
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You can click on the map above to change to a neighbouring area, or you can use the search form below.
Price per square metre
Knowing the average house price in TN is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:
£ per sqm = price ÷ internal area
For example in May 2026, 40, Kiln Way, Tunbridge Wells, TN12 6LF sold for £326,000. Given the internal area of 62 square metres recorded on the EPC, the price per sqm is £326,000 ÷ 62 sqm = £5,258.
England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). You can change your prefered units from square meters to square feet for all the graphs and charts on TN and elsewhere. Just visit the My Account page and look for the m2 to ft2 toggle switch. Alternatively just multiply everything by 10, move a decimal place to go from sqm to sqft and you'll be close enough as 1 sqm = 10.76391 sqft.
Distribution of £ per sqm for houses vs flats in TN
Tip: click on the legend labels to show/hide different property types.
The chart above is called a histogram, it helps you see the distribution of house price per sqm in TN To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £4,341 to £4,593, £4,593 to £4,845, £4,845 to £5,097 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 8,116 sales that took place in TN in the last 12 months.
Generate a custom histogram like the one above but based on your own criteria.
You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.
The spread of prices will give you a feel of the typical range to expect in TN, Tunbridge Wells. Notably, only 25% of properties that sold recently were valued at more than £5,000 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of TN homes.
Box plot of £ per sqm for TN
Tip: click on the chart to see the values.
The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. TN. The chart above shows a boxplot for 'TN' broken down by property type (Flats, Semi-detached, Detached and Terraced). Almost everywhere houses command higher prices per square metre than flats, and detached houses most of all.
Does £ per sqm vary by property size and type?
A common question is whether price per sqm varies by property size and type. In other words can we fairly compare the price per sqm between two properties of different sizes? The charts below go some way to answering this question in the context of TN. TLDR; there is some effect, but after you control for property type the effect is less than you might expect.
The first chart shows the distribution of price per sqm by property size. This shows that as the size of properties increase, there is not a significant corresponding change in £ per sqm. The second chart shows the same distribution split by property type. If you want the functionality to generate bespoke charts get in touch as it is a feature I could add to the subscription service if enough people are interested.
Density distribution
Price per square metre distribution by property size
Shows the distribution of property prices per square metre in TN.
Distribution by property type
Price per square metre distribution by size and property type
Shows the distribution of different property types in TN.
Property price map for Tunbridge Wells
Have a look at the interactive price map I created for myself. Use it to explore house prices in 'Tunbridge Wells' all the way down to individual property plots.
Price trends
House prices in 'TN' Tunbridge Wells fell -3.3% in the last year, -6.3% after inflation. Whether or not this trend will continue depends on many factors. I cannot tell what house prices will do in the future and don't believe anyone who says they can. However we can plot price trends, I have done this in the chart below for postcode area 'TN' split by property type. You can extrapolate from this based on what you think will happen to wage growth, net migration, interest rates and the level of house building.
House price index for TN
Tip: click on the legend items to show/hide different lines
Download house price index as CSV (premium users only).
The chart above shows changes in 'TN' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in TN and is set to 100 in 2004. The chart compares trends for Flats vs Houses in TN. You can see how different they are. Keep this in mind when you see any price index that doesn't provide this breakdown.
The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:
Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.
Historic returns for TN
| All | Flats | Houses | ||||
|---|---|---|---|---|---|---|
| Nominal | Real | Nominal | Real | Nominal | Real | |
| 20 yr per annum | 2.9% | 0.1% | 2.0% | -0.8% | 3.1% | 0.2% |
| 20 yr total | 76.7% | 1.4% | 48.8% | -14.6% | 82.7% | 4.9% |
| 10 yr per annum | 2.1% | -1.2% | 1.2% | -2.1% | 2.3% | -1.1% |
| 10 yr total | 23.5% | -11.5% | 12.7% | -19.2% | 24.9% | -10.5% |
| 5 yr per annum | 0.6% | -4.2% | -0.4% | -5.1% | 0.8% | -4.0% |
| 5 yr total | 2.9% | -19.3% | -1.8% | -23.0% | 3.9% | -18.6% |
| 1 yr per annum | -3.3% | -6.3% | -6.8% | -9.6% | -2.7% | -5.7% |
| 1 yr total | -3.3% | -6.3% | -6.8% | -9.6% | -2.7% | -5.7% |
This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.
The total rate of change represents the overall change over the entire period. The formula for total return is:
Total return = (Index at end of period ÷ Index at start of period) - 1
The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:
CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1
Some specific examples:
- Over the past 20 years, All have seen a 0.1% annual change when adjusted for inflation. This translates to a total change of 1.4% in real terms.
- Over the past 5 years, Houses have seen a -4.0% annual change when adjusted for inflation. This translates to a total change of -18.6% in real terms.
Snakes & Ladders
See the recent winners & losers in the TN property market. This is not deep analysis - it is a nosy, tabloid-style peek at the local property market.
TN's constituents
The analysis on this page encompasses the entirety of TN. If you want more granular analysis on different parts of TN, use these links.
| Postcode district | Lower quartile | Median | Upper quartile | Sales in last 2yr |
|---|---|---|---|---|
| TN1 Tunbridge Wells | £4,220 sqm | £5,000 sqm | £5,790 sqm | 492 |
| TN10 Tonbridge | £4,450 sqm | £5,060 sqm | £5,660 sqm | 360 |
| TN11 Hildenborough | £4,430 sqm | £5,140 sqm | £6,070 sqm | 358 |
| TN12 Paddock Wood | £3,820 sqm | £4,420 sqm | £5,000 sqm | 894 |
| TN13 Sevenoaks | £5,390 sqm | £6,170 sqm | £7,250 sqm | 787 |
| TN14 Otford | £4,810 sqm | £5,590 sqm | £6,410 sqm | 394 |
| TN15 Borough Green | £4,290 sqm | £5,000 sqm | £5,860 sqm | 657 |
| TN16 Biggin Hill | £4,200 sqm | £4,770 sqm | £5,470 sqm | 543 |
| TN17 Cranbrook | £3,790 sqm | £4,530 sqm | £5,080 sqm | 362 |
| TN18 Hawkhurst | £3,700 sqm | £4,220 sqm | £4,850 sqm | 179 |
| TN19 Burwash | £3,640 sqm | £4,210 sqm | £4,980 sqm | 118 |
| TN2 Tunbridge Wells | £4,290 sqm | £5,060 sqm | £5,880 sqm | 885 |
| TN20 Mayfield | £3,830 sqm | £4,420 sqm | £5,140 sqm | 77 |
| TN21 Heathfield | £3,550 sqm | £4,110 sqm | £4,750 sqm | 567 |
| TN22 Uckfield | £3,880 sqm | £4,420 sqm | £5,000 sqm | 853 |
| TN23 Ashford | £3,170 sqm | £3,670 sqm | £4,240 sqm | 1,196 |
| TN24 Willesborough | £3,070 sqm | £3,570 sqm | £4,070 sqm | 930 |
| TN25 Wye | £3,460 sqm | £3,910 sqm | £4,350 sqm | 629 |
| TN26 Hamstreet | £3,580 sqm | £4,060 sqm | £4,540 sqm | 299 |
| TN27 Headcorn | £3,630 sqm | £4,080 sqm | £4,650 sqm | 368 |
| TN28 Greatstone | £2,850 sqm | £3,350 sqm | £3,890 sqm | 329 |
| TN29 Lydd | £2,910 sqm | £3,460 sqm | £4,230 sqm | 377 |
| TN3 Langton Green | £4,570 sqm | £5,340 sqm | £6,090 sqm | 268 |
| TN30 Tenterden | £3,700 sqm | £4,340 sqm | £4,910 sqm | 349 |
| TN31 Northiam | £3,540 sqm | £4,100 sqm | £4,920 sqm | 480 |
| TN32 Robertsbridge | £3,810 sqm | £4,330 sqm | £4,830 sqm | 105 |
| TN33 Battle | £3,480 sqm | £4,000 sqm | £4,610 sqm | 306 |
| TN34 Hastings | £2,720 sqm | £3,330 sqm | £3,980 sqm | 1,020 |
| TN35 Hastings | £2,920 sqm | £3,500 sqm | £4,120 sqm | 432 |
| TN36 Winchelsea Beach | £3,540 sqm | £4,360 sqm | £5,360 sqm | 71 |
| TN37 St Leonards-On-Sea | £2,790 sqm | £3,330 sqm | £4,010 sqm | 643 |
| TN38 St Leonards-On-Sea | £2,880 sqm | £3,390 sqm | £4,030 sqm | 893 |
| TN39 Bexhill-On-Sea | £3,010 sqm | £3,630 sqm | £4,290 sqm | 954 |
| TN4 Tunbridge Wells | £4,320 sqm | £5,000 sqm | £5,680 sqm | 912 |
| TN40 Bexhill-On-Sea | £2,700 sqm | £3,280 sqm | £3,930 sqm | 718 |
| TN5 Ticehurst | £4,070 sqm | £4,610 sqm | £5,200 sqm | 227 |
| TN6 Crowborough | £3,880 sqm | £4,400 sqm | £4,880 sqm | 857 |
| TN7 Upper Hartfield | £4,410 sqm | £4,880 sqm | £5,270 sqm | 39 |
| TN8 Edenbridge | £4,260 sqm | £4,850 sqm | £5,670 sqm | 340 |
| TN9 Tonbridge | £4,150 sqm | £4,890 sqm | £5,550 sqm | 614 |
Nearby geographies
The table below shows how 'TN' compares to the other postcode areas nearby 'TN'.
| Area | Lower quartile | Median | Upper quartile | Sales in last 1yr |
|---|---|---|---|---|
| TN- Tunbridge Wells | £3,420 sqm | £4,180 sqm | £5,000 sqm | 8,116 |
| RH- Redhill | £4,130 sqm | £4,810 sqm | £5,570 sqm | 6,241 |
| ME- Medway | £3,210 sqm | £3,830 sqm | £4,470 sqm | 7,436 |
| DA- Dartford | £4,050 sqm | £4,730 sqm | £5,450 sqm | 4,424 |
| CT- Canterbury | £2,870 sqm | £3,510 sqm | £4,190 sqm | 5,901 |
| CR- Croydon | £4,240 sqm | £4,880 sqm | £5,550 sqm | 3,572 |
| BR- Bromley | £4,910 sqm | £5,660 sqm | £6,520 sqm | 3,072 |
| BN- Brighton | £3,580 sqm | £4,340 sqm | £5,230 sqm | 9,707 |
Raw data
Our analysis of TN is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.
| Address | Paid | sqm | £/sqm |
|---|---|---|---|
| 40, Kiln Way, | £326,000
May-2026
|
62 | 5,258 |
| 9, Westwell Court, | £420,000
May-2026
|
84 | 5,000 |
| 1 Southborough Court, Park Rd, | £227,500
May-2026
|
57 | 3,991 |
Search the raw data here.
About
I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.