11, BLACKBERRY WAY, PADDOCK WOOD, TONBRIDGE, TN12 6BP - £415,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

11 BLACKBERRY WAY is a large detached house of 128m², built sometime between 1996 and 2002. It was last sold for £415,000 in August 2014, which was around 31% below the average August 2014 detached price in the Tunbridge Wells local authority area. The most recent EPC inspection was October 2014, where the current energy rating was E, and the potential energy rating was C.

11 BLACKBERRY WAY Sold Prices

Land registry data shows two sales for 11 BLACKBERRY WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Tunbridge Wells local authority area for the corresponding sale date. Both of the two 11 BLACKBERRY WAY sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2014 14 AUG	£415,000	£597,640	31% below HPI
1999 9 AUG	£186,950	£228,335	18% below HPI

11 BLACKBERRY WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Tunbridge Wells local authority area over time, sourced from the HPI. The two 11 BLACKBERRY WAY sales from August 1999 and August 2014 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the August 1999 sale was for 18% below the HPI. So the extrapolation line tracks at 18% below the HPI over time, until the August 2014 sale, where it falls to 31% below the HPI. The line then continues to track at 31% below the HPI.

How Large is 11 BLACKBERRY WAY?

11 BLACKBERRY WAY is 128m² according to the EPC inspection conducted in October 2014. This puts it in the largest 40% of detached houses in Paddock Wood, based on EPC data. The below chart shows the distribution of detached houses by size in Paddock Wood, and where 11 BLACKBERRY WAY lies on this distribution: 60% of detached houses are smaller than 11 BLACKBERRY WAY, and 39% of houses are larger. Note that EPC data is not available for all properties in Paddock Wood.

11 BLACKBERRY WAY: Plot and Title Map

11 BLACKBERRY WAY sits on a plot of roughly 0.078 of an acre, or 314m². The below map shows the location of 11 BLACKBERRY WAY, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 11 BLACKBERRY WAY). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 11 BLACKBERRY WAY?

11 BLACKBERRY WAY is located in PADDOCK WOOD, in the TN12 postcode district. The below map shows the position of No. 11 on BLACKBERRY WAY.