35, BLACKBERRY WAY, PADDOCK WOOD, TONBRIDGE, TN12 6BP - £365,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

35 BLACKBERRY WAY is a small detached house of 112m², built sometime between 1996 and 2002. It was last sold for £365,000 in April 2012, which was around 27% below the average April 2012 detached price in the Tunbridge Wells local authority area. The most recent EPC inspection was August 2011, where the current energy rating was D, and the potential energy rating was C.

35 BLACKBERRY WAY Sold Prices

Land registry data shows two sales for 35 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 35 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
2012 26 APR	£365,000	£503,441	27% below HPI
1999 1 DEC	£181,500	£239,123	24% below HPI

35 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 35 BLACKBERRY WAY sales from December 1999 and April 2012 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 December 1999 sale was for 24% below the HPI. So the extrapolation line tracks at 24% below the HPI over time, until the April 2012 sale, where it falls to 27% below the HPI. The line then continues to track at 27% below the HPI.

How Large is 35 BLACKBERRY WAY?

35 BLACKBERRY WAY is 112m² according to the EPC inspection conducted in August 2011. This puts it in the smallest 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 35 BLACKBERRY WAY lies on this distribution: 36% of detached houses are smaller than 35 BLACKBERRY WAY, and 64% of houses are larger. Note that EPC data is not available for all properties in Paddock Wood.

35 BLACKBERRY WAY: Plot and Title Map

35 BLACKBERRY WAY sits on a plot of roughly 0.090 of an acre, or 362m². The below map shows the location of 35 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 35 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 35 BLACKBERRY WAY?

35 BLACKBERRY WAY is located in PADDOCK WOOD, in the TN12 postcode district. The below map shows the position of No. 35 on BLACKBERRY WAY.