The Bethel Church, High Brooms Road, Tunbridge Wells, Kent, TN4 9DA

Description

A detached former church located in an established residential area on the outskirts of Tunbridge Wells, a short distance from the High Brooms Railway Station and the Fountains Retail Park, home to various retailers including Marks & Spencer. The property may have potential for alternative uses, subject to all necessary consents being obtainable.

Accommodation

Ground Floor: Lobby area, office, main hall, room, W.C., cupboard, kitchen, store room and further W.C.

Location

Located in an established residential area on the outskirts of Tunbridge Wells, a short distance from High Brooms Railway Station and the Fountains Retail Park, home to various retailers including Marks & Spencer.

Tenure / Property Information

Investment Analysis

The supplied sold comparables are detached freehold properties on the same road, ranging from £310,000 to £575,000, but no floor areas, accommodation similarity, condition or use details are provided. They therefore do not support a reliable GDV for this former church or any alternative-use value. Planning and other necessary consents are expressly uncertain.

Investment Snapshot

Strategy Recommendation

Do not underwrite as residential, rental or conversion stock without planning, legal, building-survey and services due diligence. Proceed only if the intended use is confirmed and pricing reflects the unresolved risks.

Works Required

No specific works are supported by the evidence because condition, services and construction details are not provided. Obtain a building survey, investigate services and establish whether any proposed alternative use and associated alterations are consentable.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be quantified because GDV, refurbishment cost, rent, finance costs and applicable purchase fees are unsupported. The principal uncertainties are lawful use, conversion potential and building condition.

Buy-to-Let Analysis

BTL viability cannot be established. No sufficiently specific rental comparable or auctioneer rent estimate is supplied, and the property is described as a former church rather than an established residential dwelling. Residential use and any required consents would need confirmation.

Flip Analysis

A flip surplus cannot be calculated. Same-road detached sales provide context only and are not sufficiently comparable to establish a resale GDV for a former church. Alternative use and any required consent remain uncertain.

Investor Risks & Due Diligence

• Alternative use and any required planning or other consents may not be obtainable.

• The building's condition, services and required works are unknown.

• No sufficiently specific rental evidence is available.

• The supplied sold comparables are detached properties but their size, accommodation, condition and use are unknown.

• Administration, other non-optional fees, VAT, Stamp Duty and Land Registry costs are not quantified.

Recommendation

Do not underwrite as residential, rental or conversion stock without planning, legal, building-survey and services due diligence. Proceed only if the intended use is confirmed and pricing reflects the unresolved risks.

Strategy Rating

Analysis Confidence

The evidence lacks floor area, condition, planning status, rental evidence, EPC, operating costs, buyer fees and comparable properties with confirmed similar use and accommodation.