# 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 £/sq. ft valuation](/listings/photos/167897717/2367138) - Floorplan area for info only, not for £/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 3 BRIGHTON ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 5AW | £300,000 | 31/03/2023 | Flat |
| IRONGATE MEWS FLAT 4 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 |
| 36 FLAT 2 MAPLE ROAD, SURBITON, KINGSTON UPON THAMES, GREATER LONDON, KT6 4AB | £324,000 | 01/08/2022 | Flat |

**Street average:** £1,024,500 (2 sales)
**Area average:** £356,500 (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)