Flats/Maisonettes 2 sales on record

12B BALACLAVA ROAD

SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5PN

£275,000

Location

Map view View on Google Maps View on OpenStreetMap Street View KT6 5PN

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Electric Parade	0.0 miles
Shop	Relief Thai Spa	0.1 miles
Train station	Surbiton	0.4 miles
Hospital	Phlebotomy / Blood Tests	2.1 miles
University	Horton Halls Reception	6.6 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Floor area

36 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£275,000 May 2026

Price per m²

£7,639/m²

Local average

£380,057 (77 sales)

Street crime

193 incidents within 1 mile (Aug 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 21/09/2025

Expiry date: 20/09/2035

Current heating cost: £456/year

Potential heating cost: £296/year

Est. upgrade cost to C: £9,250

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	08/05/2026	£275,000	Flat	+52.8%	£279,691 to July 2026	View transaction
Sold	26/10/2010	£180,000	Flat	—	£286,200 to July 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£275,000
listed	07/10/2025	£275,000
sold	01/01/2010	£180,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
SURBITON COURT 98 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE	£290,000	19/12/2025	Flat
40 FLAT 3 MAPLE ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4AB	£430,000	12/12/2025	Flat
105 FLAT 1 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5NF	£365,000	03/12/2025	Flat
SURBITON COURT 101 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE	£320,000	24/01/2025	Flat
SURBITON COURT 77 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE	£390,000	21/10/2024	Flat
CRANLEIGH HALL, 49 FLAT 3 BALACLAVA ROAD, SURBITON, ELMBRIDGE, SURREY, KT6 5RY	£510,000	30/11/2023	Flat
13 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5LX	£325,000	30/08/2023	Flat
IRONGATE MEWS FLAT 4 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AW	£300,000	31/03/2023	Flat
IRONGATE MEWS FLAT 3 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AW	£300,000	31/03/2023	Flat
CRANLEIGH HALL, 49 FLAT 8 BALACLAVA ROAD, SURBITON, ELMBRIDGE, SURREY, KT6 5RY	£300,000	28/03/2023	Flat
38 FLAT 2 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EG	£440,000	06/02/2023	Flat
MALVAROSA 1 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EN	£207,000	21/12/2022	Flat
34A ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EG	£535,000	20/12/2022	Flat
4 FLAT C ENDSLEIGH GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5JL	£415,000	15/12/2022	Flat
SURBITON COURT 70 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE	£384,000	23/11/2022	Flat
12 BALACLAVA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5PN	£739,000	20/09/2022	Flat
IRONGATE MEWS FLAT 5 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AW	£280,000	05/09/2022	Flat
IRONGATE MEWS FLAT 8 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AW	£280,000	01/09/2022	Flat
SURBITON COURT 95 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE	£285,000	31/08/2022	Flat
31B VICTORIA AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5DL	£450,000	19/08/2022	Flat

Area average: £377,250 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 0.1%

10y growth -6.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Kingston upon Thames. Series: Flats and maisonettes. As of July 2026.

1y (index) 1.1%

5y (index) 3.9%

10y (index) 0.7%

Rental Range

Estimated market rent for Kingston upon Thames. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,630/mo

Realistic £1,811/mo

Optimistic £1,992/mo

Based on Local Authority from postcode lookup → Kingston upon Thames.

LHA (30th percentile) floor for Outer South West London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Warwick Place, KT7	£1,475/mo	1	0.9 miles	OpenRent

Average rent: £1,475/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £184,375

Target investor price (1%) £147,500

Gross yield 6.4%

Cost-to-rent ratio 15.5×

Monthly cashflow £220/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~515 m² (0.13 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	59
Anti-social behaviour	55
Other theft	16
Vehicle crime	13
Public order	12
Burglary	9
Shoplifting	9
Bicycle theft	5
Criminal damage and arson	5
Other crime	3
Robbery	3
Drugs	2
Possession of weapons	1
Theft from the person	1
Total incidents	193

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Andrew's and St Mark's CofE Junior School	Primary	0.3 miles	Outstanding — 24 Jan 2022
Maple Infants' School	Primary	0.4 miles	Good — 4 Nov 2014
Lime Tree Primary School	Primary	0.5 miles	Good — 3 May 2023
Long Ditton Infant and Nursery School	Primary	0.6 miles	Good — 8 Nov 2010
St Matthew's CofE Primary School	Primary	0.6 miles	Good — 10 Dec 2015

FENSA

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# 12B BALACLAVA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5PN

## Property details

- Slug: `af9cbab` (address key hash: `af9cbabc45ce5bfc8e5da851b7ccf2a470dfaff2`)
- Postcode: KT6 5PN
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 36 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £275,000 May 2026
- Price per m²: £7,639/m²
- Local average: £380,057 (77 sales)
- Street crime: 193 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £275,000
- Date: 2026-05-08
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 20/09/2035
- **Current heating cost:** £456/year
- **Est. upgrade cost to C:** £9,250

### Recommendations
- Q (£7,500 - £11,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2389-7510-2825-4481)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-08 | £275,000 | Flat | +52.8% | £279,691 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-bdd8-8052-e063-4804a8c06ee4) |
| Sold | 2010-10-26 | £180,000 | Flat | — | £286,200 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/dcc096fd-6c5a-4f1d-ab27-2f94e6b50170) |

*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 |
|---------|-------|------|------|
| 12B BALACLAVA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5PN | £275,000 | 08/05/2026 | Flat |
| 12B BALACLAVA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5PN | £180,000 | 26/10/2010 | Flat |

## Historic listings

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

- Matched listing: [167897717](http://87.117.209.195:8080/listings/d8c53b9)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £275,000 |
| listed | 2025-10-07 | £275,000 |
| sold | 2010-01-01 | £180,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SURBITON COURT 98 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE | £290,000 | 19/12/2025 | Flat |
| 40 FLAT 3 MAPLE ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4AB | £430,000 | 12/12/2025 | Flat |
| 105 FLAT 1 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5NF | £365,000 | 03/12/2025 | Flat |
| SURBITON COURT 101 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE | £320,000 | 24/01/2025 | Flat |
| SURBITON COURT 77 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE | £390,000 | 21/10/2024 | Flat |
| CRANLEIGH HALL, 49 FLAT 3 BALACLAVA ROAD, SURBITON, ELMBRIDGE, SURREY, KT6 5RY | £510,000 | 30/11/2023 | Flat |
| 13 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5LX | £325,000 | 30/08/2023 | Flat |
| IRONGATE MEWS FLAT 4 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AW | £300,000 | 31/03/2023 | Flat |
| IRONGATE MEWS FLAT 3 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AW | £300,000 | 31/03/2023 | Flat |
| CRANLEIGH HALL, 49 FLAT 8 BALACLAVA ROAD, SURBITON, ELMBRIDGE, SURREY, KT6 5RY | £300,000 | 28/03/2023 | Flat |
| 38 FLAT 2 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EG | £440,000 | 06/02/2023 | Flat |
| MALVAROSA 1 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EN | £207,000 | 21/12/2022 | Flat |
| 34A ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EG | £535,000 | 20/12/2022 | Flat |
| 4 FLAT C ENDSLEIGH GARDENS, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5JL | £415,000 | 15/12/2022 | Flat |
| SURBITON COURT 70 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE | £384,000 | 23/11/2022 | Flat |
| 12 BALACLAVA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5PN | £739,000 | 20/09/2022 | Flat |
| IRONGATE MEWS FLAT 5 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AW | £280,000 | 05/09/2022 | Flat |
| IRONGATE MEWS FLAT 8 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AW | £280,000 | 01/09/2022 | Flat |
| SURBITON COURT 95 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EE | £285,000 | 31/08/2022 | Flat |
| 31B VICTORIA AVENUE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5DL | £450,000 | 19/08/2022 | Flat |

**Area average:** £377,250 (20 sales)

## Capital growth trend

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

- **5y growth:** 0.1%
- **10y growth:** -6.8%

## House Price Index (HM Land Registry)

*Official index for Kingston upon Thames; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** 1.1%
- **5y growth (index):** 3.9%
- **10y growth (index):** 0.7%

## Rental Range

*ONS Price Index of Private Rents (Kingston upon Thames). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,630/mo
- **Realistic:** £1,811/mo
- **Optimistic:** £1,992/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer South West London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Warwick Place, KT7 | £1,475/mo | 1 | 0.9 miles | OpenRent |

**Average rent: £1,475/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £184,375
- **Target investor price (1%):** £147,500

*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 £1,475/mo).*

- **Gross yield:** 6.4%
- **Cost-to-rent:** 15.5×
- **Monthly cashflow:** £220/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.3%

*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:** Not in Flood Risk Area (no data)

[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 | 59 |
| Anti-social behaviour | 55 |
| Other theft | 16 |
| Vehicle crime | 13 |
| Public order | 12 |
| Burglary | 9 |
| Shoplifting | 9 |
| Bicycle theft | 5 |
| Criminal damage and arson | 5 |
| Other crime | 3 |
| Robbery | 3 |
| Drugs | 2 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **193** |

*Within 1 mile during Aug 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 Andrew's and St Mark's CofE Junior School | Primary | 0.3 miles | Outstanding — 24 Jan 2022 |
| Maple Infants' School | Primary | 0.4 miles | Good — 4 Nov 2014 |
| Lime Tree Primary School | Primary | 0.5 miles | Good — 3 May 2023 |
| Long Ditton Infant and Nursery School | Primary | 0.6 miles | Good — 8 Nov 2010 |
| St Matthew's CofE Primary School | Primary | 0.6 miles | Good — 10 Dec 2015 |