After years of discussion, review and revisions, Tunbridge Wells Borough Council (TWBC) has now formally adopted the 2026 Local Plan.
The reaction? A mix of relief, curiosity – and for many homeowners in TN1, TN2 and surrounding areas – concern.
From new housing allocations and infrastructure projects to green belt reviews and school expansions, the Plan is the single most influential document shaping how the borough will evolve over the next 15–20 years.
So what does it actually mean for your property value? Whether you’re planning to sell, invest, or simply stay informed, this guide unpacks:
- What’s in the 2026 Local Plan
- Where the new developments are planned
- What this could do to house prices in Tunbridge Wells
- How homeowners can prepare, respond – and potentially benefit
What is the Tunbridge Wells Local Plan?
The Local Plan is the official blueprint for how the borough will accommodate:
- New homes
- Infrastructure
- Economic growth
- Environmental protections
The newly adopted version sets out:
- Over 9,700 new homes to be delivered between now and 2040
- Major allocations in Paddock Wood, Capel, Tudeley, and some edge-of-town areas
- A focus on active travel, sustainable development and upgraded road networks
- Revised policies around green belt land and settlement boundaries
The Plan replaces the Core Strategy and Site Allocations documents and forms the basis for all planning decisions moving forward.
Where are the major developments planned?
Some key locations include:
Tudeley Village (Capel Parish)
- A major new garden settlement, with 2,800+ homes
- Schools, shops and community facilities
- Rail station and road upgrades proposed
Paddock Wood
- Expansion with over 4,000 new homes
- Significant flood infrastructure and employment land
- Close transport links to Tonbridge and Tunbridge Wells
Edge-of-town infill
- Smaller, strategic sites around Hawkenbury, Pembury and parts of Southborough
- Around 1,500 new homes across these locations
Does the Plan affect central Tunbridge Wells (TN1 & TN2)?
Directly, the Local Plan focuses growth outside the town centre – but the knock-on effect for TN1 and TN2 homeowners is real.
Here’s why:
- Improved infrastructure in the borough (roads, public transport, healthcare) makes central areas more desirable
- More homes nearby could relieve pressure on schools and parking
- New developments may draw buyer attention back toward town-centre heritage homes
- Changes to planning rules could impact your ability to extend or convert properties
So while the bulldozers may not be in your road, the buyer psychology definitely is.
House prices in Tunbridge Wells 2026: where are we now?
As of Q1 2026, the market in Royal Tunbridge Wells remains robust, albeit stabilised after the post-pandemic peaks.
- Average price (all property types): £509,000
- Detached homes: £875,000+
- 3-bed semis (TN2): £595,000
- 2-bed flats (TN1): £335,000
- Period townhouses (central): £700,000–£1.1M
Buyer activity is strongest among:
- Upsizers from London (especially SE postcodes)
- Families seeking grammar school access
- Relocators from pricier Kent and Sussex towns
So… will the Local Plan help or hurt my home’s value?
Let’s break it down.
1. Increased infrastructure = increased appeal
Many proposed developments include:
- New road links and junction improvements
- Cycle paths and pedestrian walkways
- Investment in schools and GP surgeries
This makes Tunbridge Wells feel better connected and more liveable – a positive signal for buyers.
Impact:
Upward pressure on demand
Fewer objections to slightly higher asking prices
2. More homes = more competition (but also more movement)
Thousands of new homes might sound like a supply shock, but:
- Most are not in central TW
- Many are family homes or starter properties not competing directly with period semis or villas
- Additional homes also free up existing properties, making chains move faster
Impact:
Market remains balanced
More first-time buyers and upsizers entering the chain
3. Planning rules may become stricter near allocated sites
If you live near a newly zoned area (e.g. Pembury outskirts), you may see:
- Tighter oversight on permitted development
- Construction traffic or short-term disruption
- Long-term improvements in roads or amenities
Impact:
Short-term disruption possible
Long-term uplift, especially if amenities improve
Key planning updates to know as a homeowner
Whether you plan to sell or not, the 2026 Local Plan introduces new rules that may affect your property:
✦ Extension & conversion permissions
Policies have been updated around:
- Building height limits
- Extensions in conservation areas
- Infill development within urban settings
✦ Environmental policies
There’s more scrutiny on:
- Flood zones
- Tree preservation
- Biodiversity net gain for new developments
✦ Heritage asset guidance
If your home is near a listed building or conservation area (common in central TW), you’ll want to check updated design and setting guidance.
Unsure where your home sits in the new policies? We’ll help you decode it – just ask us at: https://www.belvoir.co.uk/offices/tunbridge-wells/
“Sell my house in Kent” – is now a good time?
We believe yes, and here’s why:
- Buyer confidence is growing thanks to long-term infrastructure clarity
- London buyers are still favouring Tunbridge Wells for space and lifestyle
- Stock levels remain low, meaning well-presented homes get noticed quickly
- The Local Plan has settled uncertainty – no more guesswork
If you’ve been waiting for the market to calm or for clarity around planning – this is it.
What buyers want in TW post-Local Plan
Based on current viewings and feedback at Belvoir Tunbridge Wells, here’s what’s top of mind:
- Homes within grammar school catchments
- Parking or garages (even on central roads)
- Work-from-home flexibility (extra reception or office room)
- Proximity to High Street, Pantiles and station
- EPC rating of C or better for energy-conscious movers
Tips for selling successfully in Tunbridge Wells in 2026
1. Position your home for the next phase of the town
Highlight links to:
- New walking routes
- Access to train stations and commuter links
- School or healthcare expansions mentioned in the Plan
2. Get planning clarity upfront
If you’ve done extensions or loft conversions:
- Ensure documents are ready
- Include planning references in your sale pack
- Use the Local Plan to your advantage in viewings
3. Market to London and SE relocators
Use imagery, lifestyle descriptions, and online reach that speaks to buyers priced out of Dulwich, Wandsworth or Sevenoaks.
4. Choose a strategic, local agent
At Belvoir Tunbridge Wells, we don’t just list homes – we position them.
We’ll:
- Explain how the Local Plan affects your property’s story
- Advise on small improvements with big impact
- Find buyers who value long-term investment, not just short-term square footage
Ready to talk strategy? Book your valuation:
Final thoughts: the Local Plan is here – now it’s time to plan your move
The Tunbridge Wells Local Plan 2026 brings structure, clarity and investment. And while big changes are happening outside the town centre, the impact for homeowners across TN1 and TN2 is very real.
This isn’t about uncertainty anymore – it’s about opportunity.
Whether you’re thinking about selling, investing, or simply preparing for the years ahead, this is the right time to understand where your property sits within the borough’s future – and how to make the most of it.
At Belvoir Tunbridge Wells, we’re here to help you see the bigger picture – because when property is personal, planning matters.
