32, BLACKBERRY WAY, PADDOCK WOOD, TONBRIDGE, TN12 6BP - £570,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

32 BLACKBERRY WAY is a very large detached house of 153m², built sometime between 1991 and 1995. It was last sold for £570,000 in May 2022, which was around 32% below the average May 2022 detached price in the Tunbridge Wells local authority area. The most recent EPC inspection was April 2021, where the current energy rating was C, and the potential energy rating was B.

32 BLACKBERRY WAY Sold Prices

Land registry data shows four sales for 32 BLACKBERRY WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Tunbridge Wells local authority area for the corresponding sale date. All of the four 32 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
2022 3 MAY	£570,000	£837,167	32% below HPI
2012 25 MAY	£407,500	£497,209	18% below HPI
2001 20 APR	£212,000	£281,888	25% below HPI
1999 17 DEC	£175,000	£239,123	27% below HPI

32 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 four 32 BLACKBERRY WAY sales between December 1999 and May 2022 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 May 2012 sale was for 18% below the HPI. So the extrapolation line tracks at 18% below the HPI over time, until the May 2022 sale, where it falls to 32% below the HPI. The line then continues to track at 32% below the HPI.

How Large is 32 BLACKBERRY WAY?

32 BLACKBERRY WAY is 153m² according to the EPC inspection conducted in April 2021. This puts it in the largest 20% 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 32 BLACKBERRY WAY lies on this distribution: 87% of detached houses are smaller than 32 BLACKBERRY WAY, and 13% of houses are larger. Note that EPC data is not available for all properties in Paddock Wood.

32 BLACKBERRY WAY: Plot and Title Map

32 BLACKBERRY WAY sits on a plot of roughly 0.090 of an acre, or 363m². The below map shows the location of 32 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 32 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 32 BLACKBERRY WAY?

32 BLACKBERRY WAY is located in PADDOCK WOOD, in the TN12 postcode district. The below map shows the position of No. 32 on BLACKBERRY WAY.