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Rusthall market report TN4 9, Tunbridge Wells
The standing TN4 9 (Rusthall) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 8,189 completed sales registered with HM Land Registry in TN4 9 (Tunbridge Wells) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in TN4 9 (Tunbridge Wells) sold for £424,000 in 2026, the median of 83 registered sales, up 12% on five years earlier. The mean was £523,200, and by floor area homes here have averaged about £5,040 per square metre over the last five years. The figures cover 8,189 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
TN4 9 is one sector of TN4 (Tunbridge Wells): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where TN4 9 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.
The going rate for a home in TN4 9
Take the 83 registered 2026 sales in TN4 9 and the middle price, the median, is £424,000. The mean lands at £523,200, a long way above it, which tells you a few very expensive sales are pulling the average up.
TN4 9 prices by floor area
By floor space, homes in TN4 9 have sold for about £5,040 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, TN4 9 sits 49% above the national market.
TN4 9's median sold price, 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 | £424,000 | £424,000 | 83 |
| 2025 | £450,000 | £460,761 | 202 |
| 2024 | £467,500 | £497,049 | 216 |
| 2023 | £410,000 | £450,490 | 147 |
| 2022 | £417,500 | £489,566 | 226 |
| 2021 | £380,000 | £481,129 | 297 |
| 2020 | £400,000 | £519,008 | 216 |
| 2019 | £348,500 | £456,800 | 216 |
| 2018 | £373,000 | £497,216 | 209 |
| 2017 | £333,800 | £455,270 | 226 |
| 2016 | £300,000 | £419,703 | 283 |
| 2015 | £320,000 | £452,160 | 258 |
| 2014 | £249,500 | £353,959 | 264 |
| 2013 | £243,000 | £349,653 | 207 |
| 2012 | £225,000 | £331,172 | 207 |
| 2011 | £220,000 | £332,115 | 225 |
| 2010 | £225,000 | £352,858 | 204 |
| 2009 | £200,000 | £321,502 | 195 |
| 2008 | £225,000 | £368,823 | 249 |
| 2007 | £219,500 | £372,333 | 366 |
| 2006 | £210,000 | £364,533 | 388 |
| 2005 | £197,200 | £350,937 | 290 |
| 2004 | £194,000 | £352,342 | 333 |
| 2003 | £167,500 | £308,576 | 289 |
| 2002 | £151,000 | £284,105 | 338 |
| 2001 | £123,000 | £236,461 | 347 |
| 2000 | £103,000 | £202,138 | 275 |
| 1999 | £86,800 | £172,988 | 335 |
| 1998 | £77,700 | £156,843 | 262 |
| 1997 | £65,000 | £133,302 | 321 |
| 1996 | £64,800 | £136,660 | 288 |
| 1995 | £63,000 | £136,952 | 227 |
In cash terms the typical TN4 9 home went from £63,000 in 1995 to £424,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 210%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 18% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the TN4 9 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 2015 (+28.3% on the year before); the weakest, 2009 (−11.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.8% | −8.0% |
| 5 years (since 2021) | +2.2% | −2.5% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +3.6% | +0.8% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in TN4 9
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.
The register shows 83 TN4 9 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 328 sales a year before the financial crisis and 175 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What tenants pay around TN4 9
For renting purposes TN4 9 sits in Tunbridge Wells. The ONS average private rent there is £1,517 a month (May 2026). The spread runs from £1,045 a month for a typical one-bed to £2,440 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Tunbridge Wells
ONS Price Index of Private Rents, May 2026.
£1,517 a month is £18,204 a year, which against the £424,000 median sold price makes a gross yield of 4.3%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the TN4 9 market
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
TN4 9 (Rusthall): the questions that come up
How much did a house sell for in TN4 9 (Rusthall)?
Are property prices falling in TN4 9 (Rusthall)?
Is TN4 9 (Rusthall) a good place to buy a house?
Where do TN4 9 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 12% over five years in cash but down 12% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in TN4 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 9: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Bounds Oak Way, Bidborough, TN4
- Dynevor Road, Tunbridge Wells, Tunbridge Wells
- Erskine Park Road, Rusthall, Tunbridge Wells
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every TN4 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: TN prices by size
Real sold prices by size across the TN area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the TN area is the point: the same five years treated these districts very differently.
Winners and losers across the TN area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in TN4
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of TN4, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN4 0 | £430,000 | 32 |
| TN4 8 | £395,000 | 53 |
Zoom out to the full TN4 district report for the type split, monthly volumes and how TN4 compares with its neighbours.
Before you sell in TN4 9: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in TN4 9, use the average prices map for a rough value: zoom from TN4 9's shading down to the sold homes on your own street. The figures above are every recorded TN4 9 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim TN4 9.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to TN4 9. Free after a one click sign in.
See every individual TN4 9 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.