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Rusthall market report TN4, Tunbridge Wells
The TN4 (Rusthall) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 18,940 registered sales in TN4 (Tunbridge Wells) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 168 registered 2026 sales put the TN4 (Tunbridge Wells) median at £407,500, up 7% on five years earlier, with a mean of £504,800, and by floor area homes here have averaged about £5,040 per square metre over the last five years. Everything rests on 18,940 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
TN4 is the postcode district covering Royal Tunbridge Wells (north), Rusthall, Southborough in Tunbridge Wells. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where TN4 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 a home in TN4 sells for
In the TN4 property market, the 2026 median sale price is £407,500, from 168 registered sales; the mean, the "average house price" most sites quote, is £504,800, sitting well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in TN4
Measured by floor area, the last five years of TN4 sales average about £5,040 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, TN4 sits 43% above the national market.
TN4's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £407,500 | £407,500 | 168 |
| 2025 | £450,000 | £460,761 | 475 |
| 2024 | £440,000 | £467,810 | 479 |
| 2023 | £415,000 | £455,984 | 386 |
| 2022 | £425,000 | £498,361 | 581 |
| 2021 | £382,200 | £483,915 | 700 |
| 2020 | £380,000 | £493,058 | 471 |
| 2019 | £370,000 | £484,981 | 551 |
| 2018 | £375,000 | £499,882 | 521 |
| 2017 | £351,000 | £478,729 | 556 |
| 2016 | £315,000 | £440,688 | 618 |
| 2015 | £295,000 | £416,835 | 607 |
| 2014 | £250,000 | £354,669 | 662 |
| 2013 | £248,000 | £356,847 | 541 |
| 2012 | £232,000 | £341,475 | 477 |
| 2011 | £230,000 | £347,212 | 529 |
| 2010 | £228,500 | £358,347 | 510 |
| 2009 | £215,000 | £345,614 | 430 |
| 2008 | £235,000 | £385,215 | 497 |
| 2007 | £225,000 | £381,663 | 787 |
| 2006 | £210,000 | £364,533 | 863 |
| 2005 | £210,000 | £373,715 | 677 |
| 2004 | £193,500 | £351,434 | 758 |
| 2003 | £175,000 | £322,392 | 701 |
| 2002 | £150,000 | £282,224 | 840 |
| 2001 | £127,500 | £245,112 | 779 |
| 2000 | £107,500 | £210,969 | 601 |
| 1999 | £89,000 | £177,372 | 768 |
| 1998 | £81,000 | £163,504 | 585 |
| 1997 | £71,000 | £145,607 | 717 |
| 1996 | £65,000 | £137,082 | 596 |
| 1995 | £68,500 | £148,908 | 509 |
In cash terms the typical TN4 home went from £68,500 in 1995 to £407,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 174%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2018, and today's median remains roughly 18% under it: a 2018 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TN4 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 (+20.8% on the year before); the weakest, 2026 (−9.4%). 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) | −9.4% | −11.6% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +3.4% | +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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 31% of the typed total. A detached home currently trades at £775,000 against £245,000 for a flat, 3.2 times the price.
Median by property type, TN4
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £775,000 | 30 | 3,299 |
| Semi-detached | £460,000 | 59 | 5,895 |
| Terraced | £351,500 | 34 | 4,580 |
| Flats | £245,000 | 45 | 5,166 |
The turnover behind the prices
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 362 TN4 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 751 sales a year before the financial crisis and 418 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.
Rents around TN4
For renting purposes TN4 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.
Against the £407,500 median purchase price, a rent of £1,517 a month (£18,204 a year) works out at a 4.5% 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.
What people ask about TN4 (Rusthall)
How much did a house sell for in TN4 (Rusthall)?
Are property prices falling in TN4 (Rusthall)?
Is TN4 (Rusthall) a good place to buy a house?
Will TN4 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 7% over five years in cash but down 16% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
TN4's current homes for sale
Everything above is what homes in TN4 sold for. Turning to what is actually available: 65 homes on the market right now, from 5 agents publishing to HomesIndex, at a typical asking price 21% above the TN4 median sold price.
23% of what is on the market here is asking below what comparable homes actually sold for. 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" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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.
What another bedroom costs in TN
What homes of each size actually sold for across the TN area, 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
TN4 ranks 17 of 40 in the TN area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
TN area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside TN4, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN4 0 | £430,000 | 32 |
| TN4 8 | £395,000 | 53 |
| TN4 9 | £424,000 | 83 |
How TN4 compares nearby
Same city, different markets. The neighbouring districts of the TN area, dearest first:
| District | Median | 5-year |
|---|---|---|
| TN7 | £762,500 | +2% |
| TN3 | £691,500 | +5% |
| TN14 | £607,500 | +16% |
| TN13 | £600,000 | +2% |
| TN11 | £585,000 | +11% |
| TN20 | £534,900 | -8% |
| TN32 | £515,000 | +24% |
| TN26 | £506,200 | +19% |
| TN15 | £500,000 | +5% |
| TN19 | £500,000 | +22% |
| TN5 | £488,800 | +0% |
| TN10 | £470,000 | +6% |
| TN18 | £470,000 | +8% |
| TN27 | £460,000 | +0% |
| TN6 | £450,000 | +10% |
| TN16 | £447,500 | +4% |
| TN17 | £429,000 | -11% |
| TN2 | £427,500 | -11% |
| TN36 | £421,200 | +12% |
| TN12 | £414,000 | +0% |
| TN1 | £413,000 | +23% |
| TN8 | £412,000 | -6% |
| TN4 (this report) | £407,500 | +7% |
| TN22 | £405,000 | +0% |
Selling a home in TN4? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in TN4, use the average prices map for a rough value: zoom from TN4's shading down to the sold homes on your own street. The figures above are every recorded TN4 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.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TN4. Free, with a one click sign in.
Two maps carry on from here: every TN4 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.