# 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 |
| Construction age | England and Wales: before 1900 |
| Floor area | 68 m² |
| Last sold | £185,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 25/05/2033
- **Current heating cost:** £1,262/year
- **Est. upgrade cost to C:** £1,000

### Recommendations
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2369-3027-3205-2447-2200)

## 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

## 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).*

## Price per Square Metre

- **£/m²:** £2,940/m²

## 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)