# 21 FLAT 1 KING STREET, FROME, SOMERSET, BA11 1BH

## Property details

- Slug: `3782c79` (address key hash: `3782c79a96f9b52333b419f5d9a957683be94b24`)
- Postcode: BA11 1BH
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bathrooms: 1
- Last sold: £185,000 Mar 2026
- Local average: £171,409 (11 sales)
- Street crime: 221 incidents within 1 mile (May 2026)

## Latest sale

- Price: £185,000
- Date: 2026-03-25
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-25 | £185,000 | Flat | -2.6% | £186,985 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-657b-b8d0-e063-4704a8c08d98) |
| Sold | 2023-11-10 | £189,950 | Flat | — | £183,333 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/2f7f2b43-73af-e08f-e063-4804a8c05a49) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 FLAT 1 KING STREET, FROME, SOMERSET, BA11 1BH | £185,000 | 25/03/2026 | Flat |
| 21 FLAT 1 KING STREET, FROME, SOMERSET, BA11 1BH | £189,950 | 10/11/2023 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [173674460](http://87.117.209.195:8080/listings/39fc7ce)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-03-25 | £199,950 |
| sold | 2026-01-01 | £185,000 |
| sold | 2023-01-01 | £189,950 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| KNOLL HOUSE FLAT 4 BATH STREET, FROME, SOMERSET, BA11 1DW | £310,000 | 16/01/2026 | Flat |
| KNOLL HOUSE FLAT 3 BATH STREET, FROME, SOMERSET, BA11 1DW | £290,000 | 12/12/2025 | Flat |
| 21 FLAT 3 KING STREET, FROME, SOMERSET, BA11 1BH | £202,500 | 15/12/2023 | Flat |
| 15A STONY STREET, FROME, SOMERSET, BA11 1BU | £230,000 | 03/08/2023 | Flat |
| 6A PAUL STREET, FROME, MENDIP, SOMERSET, BA11 1DT | £182,000 | 22/12/2022 | Flat |
| THE MILL 2 WILLOW VALE, FROME, MENDIP, SOMERSET, BA11 1FE | £325,000 | 09/12/2022 | Flat |
| KNOLL HOUSE FLAT 6 BATH STREET, FROME, MENDIP, SOMERSET, BA11 1DW | £195,250 | 27/09/2022 | Flat |
| 23B KING STREET, FROME, MENDIP, SOMERSET, BA11 1BH | £165,000 | 25/03/2022 | Flat |
| THE MILL 4 WILLOW VALE, FROME, MENDIP, SOMERSET, BA11 1FE | £280,000 | 25/03/2022 | Flat |
| THE MILL 3 WILLOW VALE, FROME, MENDIP, SOMERSET, BA11 1FE | £300,000 | 11/03/2022 | Flat |
| 2 FLAT 1 BATH STREET, FROME, MENDIP, SOMERSET, BA11 1DG | £135,000 | 16/12/2021 | Flat |
| EAGLE HOUSE FLAT 1 EAGLE LANE, FROME, MENDIP, SOMERSET, BA11 1DR | £100,000 | 16/12/2021 | Flat |
| KNOLL HOUSE FLAT 1 BATH STREET, FROME, MENDIP, SOMERSET, BA11 1DW | £340,000 | 29/10/2021 | Flat |
| THE MILL 1 WILLOW VALE, FROME, MENDIP, SOMERSET, BA11 1FE | £285,000 | 02/09/2021 | Flat |
| KNOLL HOUSE FLAT 4 BATH STREET, FROME, MENDIP, SOMERSET, BA11 1DW | £265,000 | 20/08/2021 | Flat |

**Area average:** £240,317 (15 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 30.4%
- **10y growth:** 41.1%

## House Price Index (HM Land Registry)

*Official index for South West; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** 1.4%
- **5y growth (index):** 3.5%
- **10y growth (index):** 22.8%

## Rental Range

*ONS Price Index of Private Rents (South West). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,111/mo
- **Realistic:** £1,234/mo
- **Optimistic:** £1,357/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Mendip (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Weavers Court, BA11 | £795/mo | 2 | 0.57 miles | OpenRent |

**Average rent: £795/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £99,375
- **Target investor price (1%):** £79,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £795/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-38/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 71 |
| Anti-social behaviour | 47 |
| Shoplifting | 26 |
| Criminal damage and arson | 23 |
| Public order | 14 |
| Other theft | 13 |
| Burglary | 10 |
| Robbery | 5 |
| Vehicle crime | 5 |
| Drugs | 4 |
| Other crime | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **221** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| St John's Church of England Voluntary Aided First School, Frome | Primary | 0.2 miles | Requires improvement — 9 Jun 2024 |
| Avanti Park School | Primary | 0.2 miles | Good — 25 Mar 2024 |
| St Louis Catholic Primary School, Frome | Primary | 0.3 miles | Good — 6 Jun 2013 |
| Vallis First School | Primary | 0.3 miles | Good — 10 Oct 2014 |
| Wessex Lodge School | Other | 0.4 miles | Good — 5 May 2022 |