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Rusthall market report TN4 8, Tunbridge Wells
The TN4 8 (Rusthall) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 5,688 sales registered with HM Land Registry in TN4 8 (Tunbridge Wells) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 53 registered 2026 sales put the TN4 8 (Tunbridge Wells) median at £395,000, up 3% on five years earlier, with a mean of £463,000, and by floor area homes here have averaged about £5,000 per square metre over the last five years. Everything rests on 5,688 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like TN4 8 is a single group of streets within TN4 (Tunbridge Wells), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where TN4 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What TN4 8 homes really sell for
53 sales were registered in TN4 8 in 2026, and the middle one of them, the median, went for £395,000. The mean works out at £463,000, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in TN4 8
Per square metre, TN4 8 homes have averaged around £5,000 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, TN4 8 sits 39% above the national market.
The price of a typical TN4 8 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £395,000 | £395,000 | 53 |
| 2025 | £380,000 | £389,087 | 139 |
| 2024 | £425,000 | £451,862 | 130 |
| 2023 | £412,500 | £453,237 | 120 |
| 2022 | £397,800 | £466,466 | 183 |
| 2021 | £382,500 | £484,294 | 203 |
| 2020 | £364,000 | £472,298 | 124 |
| 2019 | £379,000 | £496,778 | 180 |
| 2018 | £375,000 | £499,882 | 168 |
| 2017 | £375,000 | £511,462 | 176 |
| 2016 | £325,000 | £454,678 | 171 |
| 2015 | £280,000 | £395,640 | 187 |
| 2014 | £250,000 | £354,669 | 215 |
| 2013 | £247,500 | £356,128 | 168 |
| 2012 | £240,000 | £353,250 | 143 |
| 2011 | £230,000 | £347,212 | 168 |
| 2010 | £228,000 | £357,563 | 155 |
| 2009 | £223,900 | £359,921 | 130 |
| 2008 | £235,000 | £385,215 | 144 |
| 2007 | £235,000 | £398,625 | 247 |
| 2006 | £200,000 | £347,174 | 252 |
| 2005 | £215,000 | £382,613 | 226 |
| 2004 | £190,000 | £345,077 | 229 |
| 2003 | £187,500 | £345,420 | 229 |
| 2002 | £151,500 | £285,046 | 291 |
| 2001 | £130,000 | £249,918 | 231 |
| 2000 | £111,900 | £219,604 | 178 |
| 1999 | £89,000 | £177,372 | 211 |
| 1998 | £76,500 | £154,421 | 152 |
| 1997 | £76,500 | £156,886 | 191 |
| 1996 | £66,600 | £140,456 | 160 |
| 1995 | £69,500 | £151,082 | 134 |
In cash terms the typical TN4 8 home went from £69,500 in 1995 to £395,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 161%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 23% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TN4 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+25.7% on the year before); the weakest, 2025 (−10.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.9% | +1.5% |
| 5 years (since 2021) | +0.6% | −4.0% |
| 10 years (since 2016) | +2.0% | −1.4% |
| 20 years (since 2006) | +3.5% | +0.6% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in TN4 8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
TN4 8 recorded 53 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 235 sales a year before the financial crisis and 125 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What kind of market TN4 8 is
Only 53 sales completed here in the last twelve months of data, which makes TN4 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Rents around TN4 8
The local authority for TN4 8 is Tunbridge Wells, and its ONS average private rent currently stands at £1,517 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,045 a month here against £2,440 for four or more bedrooms.
Average monthly rent by size, Tunbridge Wells
ONS Price Index of Private Rents, May 2026.
Against the £395,000 median purchase price, a rent of £1,517 a month (£18,204 a year) works out at a 4.6% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
TN4 8 (Rusthall): the questions that come up
Are property prices falling in TN4 8 (Rusthall)?
Is TN4 8 (Rusthall) a good place to buy a house?
How much did a house sell for in TN4 8 (Rusthall)?
What happens to TN4 8 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 3% over five years in cash but down 18% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in TN4 right now
Turning to what is actually available: 65 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole TN4 district, not just TN4 8: live asking prices are collected per district.
23% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Bounds Oak Way, Bidborough, TN4
- Dynevor Road, Tunbridge Wells, Tunbridge Wells
- Erskine Park Road, Rusthall, Tunbridge Wells
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every TN4 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in TN
The Land Registry record, split by size: what each kind of home actually sold for across the TN area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £375,000 | £520,000 (+39%) | £789,950 (+52%) | £1,140,000 (+44%) |
| Semi-detached | £280,000 | £340,000 (+21%) | £415,000 (+22%) | £580,000 (+40%) | £750,000 (+29%) |
| Terraced | £265,000 | £310,000 (+17%) | £358,115 (+16%) | £463,497 (+29%) | £703,750 (+52%) |
| Flat | £175,000 | £240,000 (+37%) | £350,000 (+46%) | £570,000 (+63%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the TN area is the point: the same five years treated these districts very differently.
TN area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in TN4
Sector boundaries hide real price steps. The rest of TN4, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN4 0 | £430,000 | 32 |
| TN4 9 | £424,000 | 83 |
Zoom out to the full TN4 district report for the type split, monthly volumes and how TN4 compares with its neighbours.
Selling in TN4 8? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in TN4 8, use the average prices map for a rough value: zoom from TN4 8's shading down to the sold homes on your own street. The figures above are every recorded TN4 8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working TN4 8: the featured spot on this report is free for founding agents, one per district. Claim TN4 8.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TN4 8. Free, with a one click sign in.
The live map plots every individual TN4 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.