Sold Flat

12B

BALACLAVA ROAD, SURBITON, GREATER LONDON KT6 5PN

1 beds 1 baths 36 m² Listed 7 Oct 2025 (-380d)

£275,000

Reduced on 22 Mar 2026

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# 1 bedroom flat for sale (KT6 5PN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12B, BALACLAVA ROAD, SURBITON, GREATER LONDON KT6 5PN |
| Price | £275,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £275,000 May 2026 |

## 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)

## Description

Set within a converted house on a peaceful residential road, this fantastic one bedroom first floor flat offers well proportioned living space and bright interiors.

Balaclava Road is ideally positioned for the restaurants, shops and bars of Surbiton and Kingston town centre.

Please use the reference CHPK2824763 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/167897717/2367132)
- ![Photo](/listings/photos/167897717/2367133)
- ![Photo](/listings/photos/167897717/2367134)
- ![Photo](/listings/photos/167897717/2367135)
- ![Photo](/listings/photos/167897717/2367136)
- ![Photo](/listings/photos/167897717/2367137)

## Floorplans

- ![Floorplan area for info only, not for Â£/sq. ft valuation](/listings/photos/167897717/2367138) - Floorplan area for info only, not for Â£/sq. ft valuation
- ![Floorplan 2](/listings/photos/167897717/2367139) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/167897717/2367140) - EER

## 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 |

## 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 |
| [Same street] 36 BALACLAVA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5PN | £1,310,000 | 30/03/2023 | Semi-detached |
| 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 |
| [Same street] 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 |
| MALVAROSA 3 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EN | £352,500 | 01/08/2022 | Flat |

**Street average:** £1,024,500 (2 sales)
**Area average:** £357,925 (20 sales)

## Price vs local average

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

- **Local average:** £380,057 (77 Flat, KT6, 2024–2026)
- **Deviation:** -27.6%

## 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).*

- **LHA floor (this property size):** £1,197/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 |
|------|------|------|------|------|
| 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).*

## Price per Square Metre

- **£/m²:** £7,639/m²

## 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%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

36 m²

EPC rating

Last sold

£275,000 May 2026

Price per m²

£7,639/m²

Local average

£380,057 (-27.6%)

Deprivation

Decile 7 (23,335 of 33,755)

Street crime

193 incidents within 1 mile (Aug 2026)

Key features

Charming one bedroom flat arranged on the first floor
Spacious reception room with attractive wood floor
Benefits from separate well equipped kitchen
Features a large well presented double bedroom
Modern neutral décor throughout
1 Allocated parking space
A stones throw away from Surbiton Mainline station
Excellent transport links available and only a short walk to the riverside and into Kingston along the footpath

Additional details

Parking: Yes

Description

Set within a converted house on a peaceful residential road, this fantastic one bedroom first floor flat offers well proportioned living space and bright interiors.

Balaclava Road is ideally positioned for the restaurants, shops and bars of Surbiton and Kingston town centre.

Please use the reference CHPK2824763 when contacting Foxtons.

Listed by

Kingston

Foxtons

Reference: 167897717

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

Flood risk

Zone: 1

Risk: Low

Job (default Low)

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.

Floorplans

Floorplan area for info only, not for Â£/sq. ft valuation

Floorplan 2

EPC Graphs

EER

Price history

53% since 2010

Event	Date	Price	% change
Sold	08/05/2026 (5 months ago)	£275,000	+52.8%
Sold	26/10/2010 (15 years ago)	£180,000	—

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
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
Same street 36 BALACLAVA ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5PN	£1,310,000	30/03/2023	Semi-detached
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
Same street 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
MALVAROSA 3 ST ANDREWS SQUARE, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4EN	£352,500	01/08/2022	Flat

Street average: £1,024,500 (2 sales)

Area average: £357,925 (20 sales)

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: £1,197/mo (Apr 2025 – Mar 2026)

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
Shop	Emma's Nails	0.1 miles
Train station	Surbiton	0.4 miles
Train station	Thames Ditton	1.2 miles
Hospital	Phlebotomy / Blood Tests	2.1 miles
Hospital	SpaMedica Epsom	4.4 miles
University	Horton Halls Reception	6.6 miles
University	Richmond American University London	7.2 miles

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

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).