# 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 |