12 Barnfield, Tunbridge Wells, TN2 5XD
About 12 Barnfield
12 Barnfield is a five-bedroom semi-detached house in Tunbridge Wells (TN2 5XD). It has a recorded floor area of 224 m² (around 2411 sq ft), construction records dating it to 1983-1990 and council tax band G. The latest certificate (March 2021) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since October 2011. Between certificates, roof efficiency went from Average to Good and lighting went from Poor to Very Good.
Across 2013–2025, sale prices on this property compounded at 4.8% per year. Today's modelled estimate of £890,000 is 13.6% below the 2025 sale of £1,030,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£427/sq ft) was about 42.6% above the typical sold price in the postcode. At 224 m² the property is well over the postcode median (151 m² across 11 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 73% of similar EPCs). It changed hands recently, sold August 2025 for £1,030,000. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at 12 Barnfield
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms5
- Bathrooms3
- Dining roomYes
Outside
- GarageYes
Energy performance
12 Barnfield's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Roof insulation improved
More low energy lighting installed
Planning history
12 Barnfield has an approved single-storey rear extension on the planning record.
- Oct 2016ExtensionFullIn report
Extension: Single storey · Rear of property
Single storey rear extension
- Agent
- Solutions In Kent Limited
- Documents
- 15 docs on file
- Reference
- 16/06443/FULL
- Sept 2013Garage ConversionFullIn report
Extension: Single storey · Rear of property
Single storey rear extension and garage conversion
Extension- Documents
- 12 docs on file
- Reference
- 13/02190/HOUSE
We flagged 1 thing worth checking at 12 Barnfield
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
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Sales history & valuation
Latest sale on 12 Barnfield was the highest on Land Registry record across the postcode.
£890,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.8% per year over 12 years.
£1,030,000
Growth on file: 4.8% per year over 12 years.
Sales timeline
4 August 2025Most recent
£1,030,000
+77.6%over 12 years21 March 2013
£580,000
Median price across the last 5 sales in TN2 5XD: £650,000 (2023–2017).
Nearby sales in TN2 5XD
Everything we know about 12 Barnfield, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Barnfield homes
12 Barnfield is notably below the street on years held.
Price per m²
£4,598
Street avg £4,352
Floor Area
224 m²
Street avg 151 m²
Habitable Rooms
10 rooms
Street avg 8 rooms
CO₂ Emissions
7.4 t/year
Street avg 5.1 t/year
Similar properties nearby
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
4/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
St Mark's Church — bus stop.
Closest school
0.7 km
Broadwater Down Primary School. 10 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
47.5dB
Night-time· 23:00 – 07:00
39.5dB