Sold STC Flat

FLAT 1

21 KING STREET, FROME, SOMERSET BA11 1BH

1 baths 68 m² Listed 25 Mar 2026 (-120d)

£199,950

Guide Price

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# Studio flat for sale (BA11 1BH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 21 KING STREET, FROME, SOMERSET BA11 1BH |
| Price | £199,950 |
| Bathrooms | 1 |
| Last sold | £185,000 Mar 2026 |

## Description

**Living/Dining/Kitchen Area** - 20' 0'' x 15' 4'' (6.09m x 4.67m) - Irregular shaped room. Reduces to 20'0" (6.1m) x 10'3" (3.12m)

**Store/Study Area** - 9' 4'' x 4' 7'' (2.84m x 1.40m) -

**Bedroom** - 15' 5'' x 14' 7'' (4.70m x 4.44m) -

**Shower Room** - 7' 10'' x 4' 5'' (2.39m x 1.35m) - 7'10" (2.39m) max reducing to 4'5" (1.35m) x 5'1" (1.55m)

**Tenure** - The tenure is leasehold with a 998 years left on the lease and a peppercorn ground rent. There will be a monthly charge to the newly formed management company of which is to be confirmed.

**Council Tax** - The Council Tax is yet to be rated and is TBC.

**Services** - Electricity, mains water and drainage are connected.

**Town Centre Living** - With the latest in building regulations for heat and sound insulation. There are state of the art Rointe Wi-Fi Electric eco radiators. The apartment is fully wired for Fibre broadband too. The internal fittings are stylish and contemporary with a superb layout. Flat 1 is at the side of the building, set over two floors with an extremely handy storeroom or office which is accessed off the hallway, with an additional storage cupboard housing the pressurised hot water cylinder and the stairs to the second floor. The main living/kitchen/dining room is an open plan room with two windows overlooking King Street at the living area end, and the kitchen at the other. Upstairs you’ll find a shower room and a beautiful double bedroom, with a very characterful vaulted ceiling and multiple exposed beams.

**Living/Dining/Kitchen** - 20' 0'' x 15' 4'' (6.09m x 4.67m) -

**Bedroom** - 15' 5'' x 414' 7'' (4.70m x 126.27m) -

**Shower Room** - 7' 10'' x 5' 1'' (2.39m x 1.55m) -

**Tenure** - The tenure is leasehold including a 997 year lease with a peppercorn ground rent charge. There is a recently formed management company with a monthly charge of £80 pcm.

**Council Tax** - The council tax is band A and charged at £1592.08 for 2024/25

**Services** - Electricity, mains water and drainage are connected

## Property Photos

- ![Photo](/listings/photos/173674460/1060011)
- ![Photo](/listings/photos/173674460/1060014)
- ![Photo](/listings/photos/173674460/1060015)
- ![Photo](/listings/photos/173674460/1060016)
- ![Photo](/listings/photos/173674460/1060017)
- ![Photo](/listings/photos/173674460/1060019)
- ![Photo](/listings/photos/173674460/1060022)
- ![Photo](/listings/photos/173674460/1060025)
- ![Photo](/listings/photos/173674460/1060030)
- ![Photo](/listings/photos/173674460/1060039)

## Floorplans

- ![Floorplan 1](/listings/photos/173674460/1060046) - Floorplan 1

## 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 |

## 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 |
| [Same street] 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 |
| [Same street] 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 |
| [Same street] IRON GATES KING STREET, FROME, MENDIP, SOMERSET, BA11 1BH | £540,000 | 04/02/2022 | Other |
| 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 |

**Street average:** £302,500 (3 sales)
**Area average:** £249,019 (13 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £171,409 (11 Flat, BA11, 2024–2026)
- **Deviation:** +16.7%

## 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:** 0.4% (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:** 4.8%
- **Cost-to-rent:** 21×
- **Monthly cashflow:** £-97/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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).*

## 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%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

68 m²

Last sold

£185,000 Mar 2026

Local average

£171,409 (+16.7%)

Deprivation

Decile 3 (9,712 of 33,755)

Street crime

221 incidents within 1 mile (May 2026)

Key features

Brand New Luxury Conversion
Nearly New Luxury Conversion
Heart Of The Town Centre
One Of Four Individual Apartments Finished To An Impeccable Standard
Four Individual Apartments Finished To An Impeccable Standard
Two Storey, Large One Bedroom Apartment With Storage Room
Latest Insulation, Fire Alarm & Wi-Fi Electric Eco Radiators
6 Year Professional Consultants Certificate
Comtemporary Kitchen & Shower Room Fittings
Contemporary Kitchen & Shower Room Fittings

Description

A stunning conversion of just four luxury apartments set right in the heart of town. With the latest in building regulations for heat and sound insulation. There are state of the art Rointe Wi-Fi Electric eco radiators. The apartment is fully wired for Fibre broadband too. The internal fittings are stylish and contemporary with a superb layout. Flat 1 is at the side of the building, set over two floors with an extremely handy storeroom or office which is accessed off the hallway, with an additional storage cupboard housing the pressurised hot water cylinder and the stairs to the second floor.

Living/Dining/Kitchen Area - 20' 0'' x 15' 4'' (6.09m x 4.67m) - Irregular shaped room. Reduces to 20'0" (6.1m) x 10'3" (3.12m)

Store/Study Area - 9' 4'' x 4' 7'' (2.84m x 1.40m) -

Bedroom - 15' 5'' x 14' 7'' (4.70m x 4.44m) -

Shower Room - 7' 10'' x 4' 5'' (2.39m x 1.35m) - 7'10" (2.39m) max reducing to 4'5" (1.35m) x 5'1" (1.55m)

Tenure - The tenure is leasehold with a 998 years left on the lease and a peppercorn ground rent. There will be a monthly charge to the newly formed management company of which is to be confirmed.

Council Tax - The Council Tax is yet to be rated and is TBC.

Services - Electricity, mains water and drainage are connected.

Town Centre Living - With the latest in building regulations for heat and sound insulation. There are state of the art Rointe Wi-Fi Electric eco radiators. The apartment is fully wired for Fibre broadband too. The internal fittings are stylish and contemporary with a superb layout. Flat 1 is at the side of the building, set over two floors with an extremely handy storeroom or office which is accessed off the hallway, with an additional storage cupboard housing the pressurised hot water cylinder and the stairs to the second floor. The main living/kitchen/dining room is an open plan room with two windows overlooking King Street at the living area end, and the kitchen at the other. Upstairs you’ll find a shower room and a beautiful double bedroom, with a very characterful vaulted ceiling and multiple exposed beams.

Living/Dining/Kitchen - 20' 0'' x 15' 4'' (6.09m x 4.67m) -

Bedroom - 15' 5'' x 414' 7'' (4.70m x 126.27m) -

Shower Room - 7' 10'' x 5' 1'' (2.39m x 1.55m) -

Tenure - The tenure is leasehold including a 997 year lease with a peppercorn ground rent charge. There is a recently formed management company with a monthly charge of £80 pcm.

Council Tax - The council tax is band A and charged at £1592.08 for 2024/25

Services - Electricity, mains water and drainage are connected

Listed by

Frome

Rogers & Co

Reference: 173674460

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

-3% since 2023

Event	Date	Price	% change
Sold	25/03/2026 (3 months ago)	£185,000	-2.6%
Sold	10/11/2023 (2 years ago)	£189,950	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

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
Same street 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
Same street 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
Same street IRON GATES KING STREET, FROME, MENDIP, SOMERSET, BA11 1BH	£540,000	04/02/2022	Other
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

Street average: £302,500 (3 sales)

Area average: £249,019 (13 sales)

Capital growth trend

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

5y growth 30.4%

10y growth 41.1%

House Price Index (HM Land Registry — official index, not sold-price averages): South West. Series: Flats and maisonettes. As of April 2026.

1y (index) 1.4%

5y (index) 3.5%

10y (index) 22.8%

Rental Range

Estimated market rent for South West. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,111/mo

Realistic £1,234/mo

Optimistic £1,357/mo

Based on Region from postcode lookup → South West.

LHA (30th percentile) floor for Mendip: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View BA11 1BH

Nearby

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

Type	Name	Distance
Shop	Dorothy House Hospice Care	0.0 miles
Shop	Ladbrokes	0.0 miles
Bus stop	Market Place	0.1 miles
Train station	Frome	0.5 miles
Train station	Longleat	3.6 miles
Hospital	Dorothy House Hospice Care	8.0 miles
Hospital	BMI Bath Clinic	9.2 miles
University	University of Bath	10.1 miles
University	University of Bath Campus	10.1 miles

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. Data from Get Information about Schools and Ofsted.

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

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)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.4%

Max investor price (0.8%) £99,375

Target investor price (1%) £79,500

Gross yield 4.8%

Cost-to-rent ratio 21×

Monthly cashflow £-97/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

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).