For sale Flat

Flat 11

BAYLEY PLACE, 5, LEACON ROAD, ASHFORD, KENT TN23 4AL

1 beds 1 baths 581 sq ft Listed 26 Dec 2025 (-171d)

£175,000

Guide Price

Reduced on 13 Mar 2026

Save

# 1 bedroom flat for sale (TN23 4AL)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 11, BAYLEY PLACE, 5, LEACON ROAD, ASHFORD, KENT TN23 4AL |
| Price | £175,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Floor area | 54 m² |
| Last sold | £227,700 Jul 2025 |

## Description

GUIDE PRICE £175,000-£200,000

Looking for Luxury Living in the heart of Ashford?

Discover this well presented modern one-bedroom apartment which is located on the first floor of the modern Riverside development. Enjoy the ultimate convenience with Ashford's international train station, shops and a cafe within walking distance.

Accommodation consists of convenient hallway; ideal for storage, a modern family bathroom, spacious bedroom with fitted wardrobes, spacious lounge diner with access to the open plan modern kitchen. Additional benefits include access to a balcony via both lounge and bedroom.

Other benefits include lift access within the building, phone intercom and one allocated parking space.

We have been informed by our vendor that there is approximately 991 years remaining on the lease. A combined payment of £1679 is due per annum to include building insurance and service charges. * All of which will be confirmed via a conveyancer during the sales process.

Ideal for first time buyers, investors or commuters. Ready to arrange your viewing? Call our team now on  .

*Discaimer: Marketing photographs were taken priorto tenant occupation and are for illustrative purposes only. No representation is made that the property will appear exactly as shown at the time of inspection on a viewing appointment.

## Property Photos

- ![Kitchen](/listings/photos/170610353/401298) - Kitchen
- ![Lounge](/listings/photos/170610353/401300) - Lounge
- ![Lounge Diner](/listings/photos/170610353/401301) - Lounge Diner
- ![Lounge Diner](/listings/photos/170610353/401303) - Lounge Diner
- ![Lounge](/listings/photos/170610353/401304) - Lounge
- ![Kitchen](/listings/photos/170610353/401305) - Kitchen
- ![Bedroom](/listings/photos/170610353/401306) - Bedroom
- ![Bedroom](/listings/photos/170610353/401307) - Bedroom
- ![Bathroom](/listings/photos/170610353/401308) - Bathroom

## Floorplans

- ![Floorplan](/listings/photos/170610353/401309) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/170610353/401311) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BAYLEY PLACE, 5 FLAT 11 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £227,700 | 25/07/2025 | 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 |
|---------|-------|------|------|
| DYMCHURCH COURT FLAT 13 GODINTON ROAD, ASHFORD, KENT, TN23 1DY | £215,000 | 30/06/2025 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 34 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £275,000 | 09/05/2024 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 8 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £250,000 | 09/05/2024 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 9 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £285,000 | 20/09/2023 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 20 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £280,000 | 02/08/2023 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 3 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £200,000 | 31/07/2023 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 16 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £287,500 | 24/07/2023 | Flat |
| KENMORE PLACE, 1 FLAT 32 LEACON ROAD, ASHFORD, KENT, TN23 4AH | £269,000 | 09/06/2023 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 7 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £193,000 | 02/06/2023 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 22 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £325,000 | 26/05/2023 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 33 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £340,000 | 08/02/2023 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 26 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £336,893 | 14/12/2022 | Other |
| KENMORE PLACE, 1 FLAT 18 LEACON ROAD, ASHFORD, KENT, TN23 4AH | £283,000 | 01/11/2022 | Flat |
| KENMORE PLACE, 1 FLAT 55 LEACON ROAD, ASHFORD, KENT, TN23 4AH | £215,000 | 30/10/2022 | Flat |
| KENMORE PLACE, 1 FLAT 64 LEACON ROAD, ASHFORD, KENT, TN23 4AH | £230,000 | 21/10/2022 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 23 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £330,000 | 30/09/2022 | Other |
| THE MARKET QUARTER, 57 FLAT 2 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £235,000 | 13/09/2022 | Flat |
| KENMORE PLACE, 1 FLAT 24 LEACON ROAD, ASHFORD, KENT, TN23 4AH | £280,000 | 12/08/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 4 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £190,000 | 29/07/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 5 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £250,000 | 08/07/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 7 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £240,000 | 06/07/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 3 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £196,000 | 06/07/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 20 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £190,000 | 24/06/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 17 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £220,000 | 10/06/2022 | Flat |
| DYMCHURCH COURT FLAT 6 GODINTON ROAD, ASHFORD, KENT, TN23 1DY | £73,500 | 27/05/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 10 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £200,000 | 19/05/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 12 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £350,000 | 05/05/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 15 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £185,000 | 04/05/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 23 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £220,000 | 08/04/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 18 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £225,000 | 07/04/2022 | Flat |
| THE MARKET QUARTER, 57 FLAT 21 GODINTON ROAD, ASHFORD, KENT, TN23 1FE | £218,000 | 07/04/2022 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 27 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £280,000 | 03/02/2022 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 32 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £195,000 | 03/02/2022 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 18 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £195,001 | 03/02/2022 | Flat |
| [Same street] BAYLEY PLACE, 5 FLAT 7 LEACON ROAD, ASHFORD, KENT, TN23 4AL | £195,000 | 03/02/2022 | Flat |

**Street average:** £264,493 (15 sales)
**Area average:** £224,225 (20 sales)

## Price vs local average

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

- **Local average:** £166,957 (21 Flat, TN23, 2024–2026)
- **Deviation:** +4.8%

## Rental Range

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

- **Low:** £1,117/mo
- **Realistic:** £1,241/mo
- **Optimistic:** £1,365/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/mo

## 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 |
|------|------|------|------|------|
| Studio Flat, Providence Street, TN23 | £825/mo | 1 | 0.66 miles | OpenRent |
| 1 Bed End Terrace, Hawks Way, TN23 | £1,100/mo | 1 | 1.06 miles | OpenRent |

**Average rent: £963/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £120,375
- **Target investor price (1%):** £96,300

*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 £963/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £153/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.6%

*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:** £3,241/m²

## Capital growth trend

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

- **5y growth:** -6.5%
- **10y growth:** 15.9%

## House Price Index (HM Land Registry)

*Official index for Ashford; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.4%
- **5y growth (index):** 1.4%
- **10y growth (index):** 22.3%

## 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)

Kitchen Lounge Lounge Diner Lounge Diner Lounge Kitchen Bedroom Bedroom Bathroom

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Property details

Tenure

LEASEHOLD

Floor area

54 m²

Council tax band

Last sold

£227,700 Jul 2025

Price per m²

£3,241/m²

Local average

£166,957 (+4.8%)

Deprivation

Decile 4 (13,133 of 33,755)

Street crime

313 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes

Description

GUIDE PRICE £175,000-£200,000

Looking for Luxury Living in the heart of Ashford?
Discover this well presented modern one-bedroom apartment which is located on the first floor of the modern Riverside development. Enjoy the ultimate convenience with Ashford's international train station, shops and a cafe within walking distance.

Accommodation consists of convenient hallway; ideal for storage, a modern family bathroom, spacious bedroom with fitted wardrobes, spacious lounge diner with access to the open plan modern kitchen. Additional benefits include access to a balcony via both lounge and bedroom.

Other benefits include lift access within the building, phone intercom and one allocated parking space.

We have been informed by our vendor that there is approximately 991 years remaining on the lease. A combined payment of £1679 is due per annum to include building insurance and service charges. * All of which will be confirmed via a conveyancer during the sales process.

Ideal for first time buyers, investors or commuters. Ready to arrange your viewing? Call our team now on .

*Discaimer: Marketing photographs were taken priorto tenant occupation and are for illustrative purposes only. No representation is made that the property will appear exactly as shown at the time of inspection on a viewing appointment.

Listed by

Ashford

Countrywide UK Sales - Connells

Reference: 170610353

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Flat 11, Bayley Place, 5, Leacon Road, ASHWORD	86	86	54 m²	—	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Listed for sale	—	£175,000	-23.1%
Sold	25/07/2025 (10 months ago)	£227,700	—

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
DYMCHURCH COURT FLAT 13 GODINTON ROAD, ASHFORD, KENT, TN23 1DY	£215,000	30/06/2025	Flat
Same street BAYLEY PLACE, 5 FLAT 34 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£275,000	09/05/2024	Flat
Same street BAYLEY PLACE, 5 FLAT 8 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£250,000	09/05/2024	Flat
Same street BAYLEY PLACE, 5 FLAT 9 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£285,000	20/09/2023	Flat
Same street BAYLEY PLACE, 5 FLAT 20 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£280,000	02/08/2023	Flat
Same street BAYLEY PLACE, 5 FLAT 3 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£200,000	31/07/2023	Flat
Same street BAYLEY PLACE, 5 FLAT 16 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£287,500	24/07/2023	Flat
KENMORE PLACE, 1 FLAT 32 LEACON ROAD, ASHFORD, KENT, TN23 4AH	£269,000	09/06/2023	Flat
Same street BAYLEY PLACE, 5 FLAT 7 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£193,000	02/06/2023	Flat
Same street BAYLEY PLACE, 5 FLAT 22 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£325,000	26/05/2023	Flat
Same street BAYLEY PLACE, 5 FLAT 33 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£340,000	08/02/2023	Flat
Same street BAYLEY PLACE, 5 FLAT 26 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£336,893	14/12/2022	Other
KENMORE PLACE, 1 FLAT 18 LEACON ROAD, ASHFORD, KENT, TN23 4AH	£283,000	01/11/2022	Flat
KENMORE PLACE, 1 FLAT 55 LEACON ROAD, ASHFORD, KENT, TN23 4AH	£215,000	30/10/2022	Flat
KENMORE PLACE, 1 FLAT 64 LEACON ROAD, ASHFORD, KENT, TN23 4AH	£230,000	21/10/2022	Flat
Same street BAYLEY PLACE, 5 FLAT 23 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£330,000	30/09/2022	Other
THE MARKET QUARTER, 57 FLAT 2 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£235,000	13/09/2022	Flat
KENMORE PLACE, 1 FLAT 24 LEACON ROAD, ASHFORD, KENT, TN23 4AH	£280,000	12/08/2022	Flat
THE MARKET QUARTER, 57 FLAT 4 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£190,000	29/07/2022	Flat
THE MARKET QUARTER, 57 FLAT 5 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£250,000	08/07/2022	Flat
THE MARKET QUARTER, 57 FLAT 7 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£240,000	06/07/2022	Flat
THE MARKET QUARTER, 57 FLAT 3 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£196,000	06/07/2022	Flat
THE MARKET QUARTER, 57 FLAT 20 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£190,000	24/06/2022	Flat
THE MARKET QUARTER, 57 FLAT 17 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£220,000	10/06/2022	Flat
DYMCHURCH COURT FLAT 6 GODINTON ROAD, ASHFORD, KENT, TN23 1DY	£73,500	27/05/2022	Flat
THE MARKET QUARTER, 57 FLAT 10 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£200,000	19/05/2022	Flat
THE MARKET QUARTER, 57 FLAT 12 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£350,000	05/05/2022	Flat
THE MARKET QUARTER, 57 FLAT 15 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£185,000	04/05/2022	Flat
THE MARKET QUARTER, 57 FLAT 23 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£220,000	08/04/2022	Flat
THE MARKET QUARTER, 57 FLAT 18 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£225,000	07/04/2022	Flat
THE MARKET QUARTER, 57 FLAT 21 GODINTON ROAD, ASHFORD, KENT, TN23 1FE	£218,000	07/04/2022	Flat
Same street BAYLEY PLACE, 5 FLAT 27 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£280,000	03/02/2022	Flat
Same street BAYLEY PLACE, 5 FLAT 32 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£195,000	03/02/2022	Flat
Same street BAYLEY PLACE, 5 FLAT 18 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£195,001	03/02/2022	Flat
Same street BAYLEY PLACE, 5 FLAT 7 LEACON ROAD, ASHFORD, KENT, TN23 4AL	£195,000	03/02/2022	Flat

Street average: £264,493 (15 sales)

Area average: £224,225 (20 sales)

Capital growth trend

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

5y growth -6.5%

10y growth 15.9%

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

1y (index) -2.4%

5y (index) 1.4%

10y (index) 22.3%

Rental Range

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

Low £1,117/mo

Realistic £1,241/mo

Optimistic £1,365/mo

Based on Local Authority from postcode lookup → Ashford.

LHA (30th percentile) floor for Chelmsford: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN23 4AL

Address

Leacon Road

Nearby

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

Type	Name	Distance
Shop	Unknown	0.2 miles
Shop	Costcutter	0.3 miles
Bus stop	Eastern Avenue	0.3 miles
Train station	Ashford International	0.6 miles
Hospital	Sydenham House Medical Centre	0.8 miles
Hospital	The One Ashford Hospital	2.2 miles
Train station	Wye	4.0 miles
University	Canterbury Christ Church University	11.6 miles

Street-level crime

Category	Count
Violence and sexual offences	97
Anti-social behaviour	72
Criminal damage and arson	34
Shoplifting	31
Other theft	27
Other crime	12
Vehicle crime	11
Drugs	8
Public order	8
Burglary	5
Bicycle theft	4
Theft from the person	2
Possession of weapons	1
Robbery	1
Total incidents	313

Within 1 mile during Apr 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
Victoria Road Primary School	Primary	0.3 miles	Good — 23 Jun 2024
Ashford, St Mary's Church of England Primary School	Primary	0.4 miles	Good — 20 Jul 2016
The T3 School	Other	0.4 miles	Good — 22 Jan 2024
Ashford Oaks Community Primary School	Primary	0.5 miles	Good — 24 May 2023
Chilmington Green School	Secondary	0.5 miles	— (No rating)

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
Studio Flat, Providence Street, TN23	£825/mo	1	0.66 miles	OpenRent
1 Bed End Terrace, Hawks Way, TN23	£1,100/mo	1	1.06 miles	OpenRent

Average rent: £963/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £120,375

Target investor price (1%) £96,300

Gross yield 6.6%

Cost-to-rent ratio 15.2×

Monthly cashflow £153/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.6%

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).

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