Neighbourhood · Tunbridge Wells
Paddock Wood & Five Oak Green: house prices and how the area is changing
Official figures for the Paddock Wood & Five Oak Green neighbourhood of Tunbridge Wells, England (ONS area Tunbridge Wells 001). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes TN11, TN12, TN2. Figures that read a point use the neighbourhood's centre, near TN12 6UD.
A middle-income neighbourhood, changing little against Tunbridge Wells
Paddock Wood & Five Oak Green is a middle-income neighbourhood; it is changing little against Tunbridge Wells (signals are mixed: 5 rising and 3 falling of 19). Houses here typically resell for £410,000 and flats for £225,000 (median resale prices, 2023-2025). Recorded crime is higher than across Tunbridge Wells (1.3 times the borough's rate) and the nearest station, Paddock Wood, is about a 12-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.
Typical house price
£410,000
Median resale price of houses in the neighbourhood, 2023-2025; +20% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£225,000
Median resale price of flats in the neighbourhood, 2023-2025; +17% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Middle income
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Mixed signs
Weighted balance -0.02; 5 of 19 signals up, 3 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 4 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 7 small areas range from decile 4 to 9.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£63,500
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.3 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Where Paddock Wood & Five Oak Green sits in Tunbridge Wells
- Typical house price: joint 3rd lowest of 14 neighbourhoods in Tunbridge Wells
- Typical flat price: 6th highest of the 11 neighbourhoods in Tunbridge Wells with enough flat sales for one
- Average household income: 5th lowest of 14 neighbourhoods in Tunbridge Wells
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Paddock Wood & Five Oak Green
Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
5 of 19 counted signals point towards rising affluence against Tunbridge Wells, 3 the other way and 11 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Single-person households under 65
- Solar and heat pumps
- New-build activity
- Homes improving their energy rating
- Homes selling
Falling behind the borough
- Recorded crime
- Air quality
- Benefit claims (DWP)
Stations and schools nearby
Nearest station
- Paddock Wood Railway station, about a 12-minute walk from the neighbourhood's centre (960 m in a straight line). About 6.8 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to London Charing Cross (about 54 min) and Strood (about 47 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Leigh Academy Paddock Wood 690 m from the neighbourhood's centre. Ofsted: Good (Nov 2023).
- Nearest state secondary school Leigh Academy Mascalls 1.3 km from the neighbourhood's centre. Ofsted: Report card: Strong standard in 3 areas, Expected standard in 4 (Apr 2026).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Paddock Wood & Five Oak Green
What is the typical house price in Paddock Wood & Five Oak Green?
£410,000. Median resale price of houses in the neighbourhood, 2023-2025; +20% against 2017-2019.
How does Paddock Wood & Five Oak Green compare with the rest of Tunbridge Wells?
Typical house price: joint 3rd lowest of 14 neighbourhoods in Tunbridge Wells. Typical flat price: 6th highest of the 11 neighbourhoods in Tunbridge Wells with enough flat sales for one. Average household income: 5th lowest of 14 neighbourhoods in Tunbridge Wells.
Is Paddock Wood & Five Oak Green an affluent area?
Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Paddock Wood & Five Oak Green gentrifying?
Mixed signs. Weighted balance -0.02; 5 of 19 signals up, 3 down, against the borough.
What is the nearest station to Paddock Wood & Five Oak Green?
Paddock Wood. Railway station, about a 12-minute walk from the neighbourhood's centre (960 m in a straight line). About 6.8 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to London Charing Cross (about 54 min) and Strood (about 47 min).
Which state schools are nearest to Paddock Wood & Five Oak Green?
Nearest state primary school. Leigh Academy Paddock Wood. 690 m from the neighbourhood's centre. Ofsted: Good (Nov 2023). Nearest state secondary school. Leigh Academy Mascalls. 1.3 km from the neighbourhood's centre. Ofsted: Report card: Strong standard in 3 areas, Expected standard in 4 (Apr 2026).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Paddock Wood & Five Oak Green?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Tunbridge Wells
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- Ferndale & Hawkenbury
- Southborough West
- Tunbridge Wells Central
- Tunbridge Wells West
- All 14 neighbourhoods in Tunbridge Wells
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.