BLACK ROCK, THE STREET, BENENDEN, CRANBROOK, TN17 4DB - £650,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

BLACK ROCK is a very small detached house of 77m², built sometime between 1983 and 1990, which could now be worth an estimated £1,088,570. It was last sold for £650,000 in September 2012, which was around 27% above the average September 2012 detached price in the Tunbridge Wells local authority area. The most recent EPC inspection was November 2011, where the current energy rating was D, and the potential energy rating was C.

BLACK ROCK Sold Prices

Land registry data shows two sales for BLACK ROCK 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 BLACK ROCK sales were for above 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 21 SEP	£650,000	£512,991	27% above HPI
2000 7 JAN	£295,000	£237,807	24% above HPI

BLACK ROCK 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 BLACK ROCK sales from January 2000 and September 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 January 2000 sale was for 24% above the HPI. So the extrapolation line tracks at 24% above the HPI over time, until the September 2012 sale, where it rises to 27% above the HPI. The line then continues to track at 27% above the HPI.

What might BLACK ROCK be worth now?

BLACK ROCK might now be worth an estimated £1,088,570.

This is based on house price inflation of 67.5%, between September 2012 and February 2025, for detached houses, in the Tunbridge Wells local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 67.5% inflationary increase is applied to the most recent sale price for BLACK ROCK of £650,000 on 21st September 2012. For the value to have increased from £650,000 to £1,088,570 over the thirteen years and seven months to February 2025, the following assumptions must hold true:

• The value of BLACK ROCK has moved in line with the HPI for detached houses in the Tunbridge Wells local authority area.
• The September 2012 sale price of £650,000 represented a fair market value for the property.
• The size, condition, and specification of BLACK ROCK has not materially changed since September 2012.

How Large is BLACK ROCK?

BLACK ROCK is 77m² according to the EPC inspection conducted in November 2011. This puts it in the smallest 10% of detached houses houses in Benenden, based on EPC data. The below chart shows the distribution of detached houses houses by size in Benenden, and where BLACK ROCK lies on this distribution: 7% of detached houses houses are smaller than BLACK ROCK, and 93% of houses are larger. Note that EPC data is not available for all properties in Benenden.

BLACK ROCK: Plot and Title Map

BLACK ROCK sits on a plot of roughly 0.279 of an acre, or 1,130m². The below map shows the location of BLACK ROCK, 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 BLACK ROCK). 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 BLACK ROCK?

BLACK ROCK is located on THE STREET in BENENDEN, in the TN17 postcode district. The below map shows the position of BLACK ROCK on THE STREET.