Balcombe Road, Horley
House prices, sold prices and local information for RH6 9EF, RH6 9AA, RH6 9HY.
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At a glance
74 property sales on Balcombe Road, Horley have been recorded by HM Land Registry since 2016. In the last 12 months 4 homes sold here for an average of £684,375. Most sales here are detached homes, which have sold for an average of £616,514. Average sale prices rose from £440,606 in 2016 to £650,833 in 2026 (+48%), though averages on a single street can swing with the mix of homes sold. That is 57% above the Horley average of £437,061 over the same period. 11 homes here have sold more than once since 2016; 9 of them sold for more the second time. By property type, sales here have been 50% detached, 39% semi-detached, 11% terraced. Recorded sale prices on Balcombe Road range from £247,000 to £882,500. 95% of homes sold here were freehold and 5% leasehold. Of 86 streets in Horley with at least two sales in the last year, Balcombe Road ranks 4th for average price, putting it in the top 10%.
House prices on Balcombe Road compared
Average sale price over the last 12 months. See all RH6 house prices.
Average sale price by year
Tenure: 95% freehold and 5% leasehold across 91 recorded sales.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Detached | 37 | £616,514 | 4 Sep 2026 |
| Semi-detached | 29 | £458,447 | 6 Mar 2026 |
| Terraced | 8 | £338,063 | 20 Dec 2022 |
Sold prices on Balcombe Road
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| 72, Balcombe Road RH6 9AY | 4 Sep 2026 | £882,500 | Detached | Freehold |
| 100, Balcombe Road RH6 9BP | 23 Apr 2026 | £665,000 | Detached | Freehold |
| 37, Balcombe Road RH6 7JR | 6 Mar 2026 | £405,000 | Semi-detached | Freehold |
| 87, Balcombe Road RH6 9AB | 4 Dec 2025 | £785,000 | Detached | Freehold |
| Meadowcroft House, 182, Balcombe Road RH6 9ER | 21 Nov 2025 | £3,000,000 | Other | Freehold |
| 275, Balcombe Road RH6 9EF | 29 Aug 2025 | £575,000 | Detached | Freehold |
| 180, Balcombe Road RH6 9ER | 30 May 2025 | £400,000 | Detached | Freehold |
| 63, Balcombe Road RH6 9HY | 15 Apr 2025 | £922,775 | Other | Freehold |
| 39, Balcombe Road RH6 7JR | 6 Dec 2024 | £600,000 | Detached | Freehold |
| 241, Balcombe Road RH6 9EF | 20 Nov 2024 | £607,500 | Semi-detached | Freehold |
| 150, Balcombe Road RH6 9DS | 25 Oct 2024 | £610,000 | Semi-detached | Freehold |
| 237, Balcombe Road RH6 9EF | 9 Sep 2024 | £685,000 | Detached | Freehold |
| 64, Balcombe Road RH6 9AY | 28 Jun 2024 | £775,000 | Detached | Freehold |
| 56, Balcombe Road RH6 9AA | 4 Jun 2024 | £458,000 | Semi-detached | Freehold |
| 223, Balcombe Road RH6 9EF | 31 May 2024 | £455,000 | Semi-detached | Freehold |
| 106, Balcombe Road RH6 9BW | 10 May 2024 | £850,000 | Detached | Freehold |
| 65, Balcombe Road RH6 9AB | 17 Nov 2023 | £18,000 | Other | Leasehold |
| 81, Balcombe Road RH6 9AB | 21 Jul 2023 | £515,000 | Semi-detached | Freehold |
| 173, Balcombe Road RH6 9EA | 30 Jun 2023 | £480,000 | Semi-detached | Freehold |
| 125, Balcombe Road RH6 9BG | 23 Jun 2023 | £872,500 | Detached | Freehold |
| Meadowcroft House, 182, Balcombe Road RH6 9ER | 2 Jun 2023 | £3,000,000 | Detached | Freehold |
| Spindlewood, Balcombe Road RH6 7JT | 2 Jun 2023 | £525,000 | Detached | Freehold |
| 144, Balcombe Road RH6 9DS | 19 May 2023 | £490,000 | Semi-detached | Freehold |
| 114, Balcombe Road RH6 9BW | 18 May 2023 | £713,000 | Detached | Freehold |
| 163, Balcombe Road RH6 9DR | 31 Mar 2023 | £410,000 | Semi-detached | Freehold |
| 20B, Balcombe Road RH6 9AA | 7 Feb 2023 | £180,000 | Flat | Leasehold |
| Flat 3, Bank House, Balcombe Road RH6 9HZ | 7 Feb 2023 | £220,000 | Flat | Leasehold |
| Flat 2, Bank House, Balcombe Road RH6 9HZ | 7 Feb 2023 | £220,000 | Flat | Leasehold |
| Flat 1, Bank House, Balcombe Road RH6 9HZ | 7 Feb 2023 | £220,000 | Flat | Leasehold |
| 165, Balcombe Road RH6 9DR | 2 Feb 2023 | £454,000 | Semi-detached | Freehold |
| 4, Balcombe Road RH6 7JT | 27 Jan 2023 | £882,000 | Other | Freehold |
| 243, Balcombe Road RH6 9EF | 20 Dec 2022 | £480,000 | Semi-detached | Freehold |
| 51, Balcombe Road RH6 9HY | 20 Dec 2022 | £355,000 | Terraced | Freehold |
| Coleshill, Balcombe Road RH6 7JT | 30 Nov 2022 | £525,000 | Detached | Freehold |
| 49, Balcombe Road RH6 9HY | 25 Nov 2022 | £445,000 | Terraced | Freehold |
| 72, Balcombe Road RH6 9AY | 4 Nov 2022 | £740,000 | Detached | Freehold |
| 137, Balcombe Road RH6 9BX | 17 Jul 2022 | £535,000 | Semi-detached | Freehold |
| 60, Balcombe Road RH6 9AA | 14 Oct 2021 | £550,000 | Detached | Freehold |
| 131A, Balcombe Road RH6 9BX | 21 Sep 2021 | £520,000 | Detached | Freehold |
| 34, Balcombe Road RH6 9AA | 21 Sep 2021 | £320,000 | Terraced | Freehold |
| 130, Balcombe Road RH6 9DS | 3 Sep 2021 | £450,000 | Semi-detached | Freehold |
| 103, Balcombe Road RH6 9BG | 6 Aug 2021 | £575,000 | Detached | Freehold |
| 159, Balcombe Road RH6 9DR | 27 Jul 2021 | £475,000 | Semi-detached | Freehold |
| 1, Brookwood Park, 119, Balcombe Road RH6 9PZ | 28 Jun 2021 | £880,000 | Detached | Freehold |
| 259, Balcombe Road RH6 9EF | 22 Jun 2021 | £577,500 | Semi-detached | Freehold |
| 61, Balcombe Road RH6 9HY | 6 May 2021 | £360,000 | Terraced | Freehold |
| 154, Balcombe Road RH6 9DS | 5 Feb 2021 | £490,000 | Semi-detached | Freehold |
| 197, Balcombe Road RH6 9EA | 6 Jan 2021 | £445,000 | Semi-detached | Freehold |
| 227, Balcombe Road RH6 9EF | 13 Oct 2020 | £600,000 | Detached | Freehold |
| 9, Balcombe Road RH6 7JR | 28 Aug 2020 | £305,000 | Semi-detached | Freehold |
Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.
Sale history: homes sold more than once
| Address | Sales | Change |
|---|---|---|
| 72, Balcombe Road | £740,000 (Nov 2022) → £882,500 (Sep 2026) | +19% over 4 yrs |
| Meadowcroft House, 182, Balcombe Road | £3,000,000 (Jun 2023) → £3,000,000 (Nov 2025) | +0% over 2 yrs |
| 150, Balcombe Road | £470,000 (Nov 2017) → £610,000 (Oct 2024) | +30% over 7 yrs |
| 223, Balcombe Road | £345,000 (Nov 2018) → £455,000 (May 2024) | +32% over 6 yrs |
| 114, Balcombe Road | £515,000 (Aug 2020) → £713,000 (May 2023) | +38% over 3 yrs |
| 49, Balcombe Road | £360,000 (Aug 2019) → £445,000 (Nov 2022) | +24% over 3 yrs |
| 60, Balcombe Road | £480,000 (Aug 2020) → £550,000 (Oct 2021) | +15% over 1 yr |
| 61, Balcombe Road | £312,500 (Jul 2017) → £360,000 (May 2021) | +15% over 4 yrs |
| 154, Balcombe Road | £450,000 (Nov 2016) → £490,000 (Feb 2021) | +9% over 4 yrs |
| 9, Balcombe Road | £305,000 (May 2017) → £305,000 (Aug 2020) | +0% over 3 yrs |
| 8, Balcombe Road | £400,000 (Dec 2019) → £495,000 (Apr 2020) | +24% over under a year |
Buying on Balcombe Road?
Crime and flood risk near Balcombe Road
Crime
216 crimes were reported within about a mile of Balcombe Road in August 2026.
Crime level compared with the rest of England (10 = lowest crime):
Lower crime than about 50% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
| Violence & sexual offences | 63 |
| Anti-social behaviour | 34 |
| Public order | 31 |
| Possession of weapons | 19 |
| Other theft | 14 |
| Vehicle crime | 13 |
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
Balcombe Road is in or near 4 Environment Agency flood areas:
- River Mole and its tributaries from Kinnersley Manor to South Hersham Flood alert area
- Gatwick Stream at South West Horley Flood warning area
- Burstow Stream at East and North Horley Flood warning area
- Upper River Mole, Ifield Brook, Gatwick Stream and Burstow Stream Flood alert area
Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.
Schools near Balcombe Road
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| Oakwood School 1,610 pupils | Secondary | 11–16 | Report | 0.2 mi |
| Langshott Primary School 411 pupils | Primary | 5–11 | Report | 0.2 mi |
| Horley Infant School 267 pupils | Primary | 4–7 | Report | 0.3 mi |
| Yattendon School 388 pupils | Primary | 7–11 | Report | 0.4 mi |
| Manorfield Primary and Nursery School 233 pupils | Primary | 2–11 | Good Report | 0.6 mi |
| Trinity Oaks Church of England Primary School 227 pupils | Primary Church of England | 3–11 | Report | 0.8 mi |
| Minerva May School 29 pupils | Other independent special school | 11–17 | Report | 0.9 mi |
| Meath Green Infant School 267 pupils | Primary | 4–7 | Good Report | 0.9 mi |
Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.
Getting around, shops and health
Train, tram & metro stations
- Horley station 0.2 mi · 5 min walk
- Gatwick Airport station 1.1 mi · 21 min walk
- Salfords (Surrey) station 2.1 mi · 42 min walk
- Gatwick South Terminal Shuttle Station 1.0 mi · 20 min walk
- Gatwick North Terminal Shuttle Station 1.1 mi · 22 min walk
Nearest bus stops
- Oakwood School (o/s, Oakwood School Grounds) 2 min walk
- The Kings Head (nr, Balcombe Road) 2 min walk
- Avenue Gardens (opp, Balcombe Road) 3 min walk
- Town Centre (S-bound, Victoria Road) 4 min walk
GP surgeries
- Modality East Surrey Medical Practice
Wheelers Lane, Smallfield, Horley · 1.7 mi
Supermarkets
- Waitrose Waitrose Horley · 0.2 mi
- Iceland Iceland Horley · 0.2 mi
- Morrisons Daily Morrisons Daily Horley Victoria Square · 0.3 mi
- Lidl Lidl Horley · 0.5 mi
Pharmacies
- Boots · 0.2 mi
- Horley Pharmacy · 0.3 mi
- Park Parade Pharmacy · 0.6 mi
Dentists
- Dentistree Horley · 0.2 mi
- Mr A Mykoniatis And Mr S Kolonidis · 0.3 mi
- Miss Me Davies · 0.3 mi
Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.
Area profile
Deprivation
This neighbourhood is in decile 7 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.
| Income | 7 of 10 |
| Employment | 7 of 10 |
| Education and skills | 6 of 10 |
| Health and disability | 8 of 10 |
| Crime | 6 of 10 |
| Access to housing and services | 8 of 10 |
| Living environment | 5 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 65.2% | 62.5% |
| Private rented | 31.5% | 20.3% |
| Social rented | 3.3% | 17.1% |
| Households | 758 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 16.2% | 17.4% |
| Aged 15–64 | 62.4% | 64.1% |
| Aged 65+ | 21.5% | 18.6% |
| Residents | 1,640 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 100% | 95% |
| Ultrafast (300Mbit+) | 93% | 80% |
| Gigabit-capable | 93% | 80% |
Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.
Mobile signal
| Here | Eng & Wales | |
|---|---|---|
| 4G indoors, all 4 networks | 95% | 89% |
| 4G indoors, at least 1 network | 100% | 100% |
| 4G outdoors, all 4 networks | 100% | 99% |
| Calls indoors, all 4 networks | 97% | 92% |
Share of homes across Reigate and Banstead with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.
Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.
Energy ratings and home sizes on Balcombe Road
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Who lives around Balcombe Road
Ethnic group
| Here | Reigate and Banstead | |
|---|---|---|
| White | 86.1% | 84.4% |
| Asian, Asian British or Asian Welsh | 5% | 7.6% |
| Mixed or Multiple ethnic groups | 4% | 3.7% |
| Black, Black British, Black Welsh, Caribbean or African | 3.2% | 2.9% |
| Other ethnic group | 1.6% | 1.4% |
Religion
| Here | Reigate and Banstead | |
|---|---|---|
| Christian | 49.4% | 49.1% |
| No religion | 39.8% | 38.1% |
| Not answered | 5.7% | 6% |
| Muslim | 2.3% | 3.1% |
| Hindu | 1.2% | 2.4% |
| Other religion | 0.9% | 0.4% |
| Buddhist | 0.4% | 0.5% |
| Sikh | 0.4% | – |
Country of birth
| Here | Reigate and Banstead | |
|---|---|---|
| Born in the UK | 79.9% | 83.7% |
| Born outside the UK | 20.1% | 16.3% |
Highest qualification
| Here | Reigate and Banstead | |
|---|---|---|
| Level 4 qualifications and above | 34.3% | 40.2% |
| No qualifications | 16.3% | 13.1% |
| Level 3 qualifications | 15.6% | 16.3% |
| Level 2 qualifications | 13.4% | 14.2% |
| Level 1 and entry level qualifications | 11.7% | 9.2% |
| Apprenticeship | 6.3% | 4.4% |
| Other qualifications | 2.5% | 2.6% |
General health
| Here | Reigate and Banstead | |
|---|---|---|
| Very good health | 46.9% | 53.8% |
| Good health | 37.7% | 32.5% |
| Fair health | 11.8% | 10.3% |
| Bad health | 3.2% | 2.6% |
| Very bad health | 0.5% | 0.8% |
Cars or vans per household
| Here | Reigate and Banstead | |
|---|---|---|
| 1 car or van in household | 41.7% | 41.1% |
| 2 cars or vans in household | 27.3% | 32.8% |
| No cars or vans in household | 20.5% | 13.5% |
| 3 or more cars or vans in household | 10.4% | 12.7% |
Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.
Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Reigate and Banstead.
Planning and heritage near Balcombe Road
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Planning applications near Balcombe Road
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Council tax here
Reigate and Banstead Band D is £2,567 a year (Band A £1,711). See every band.
Estate agents near Balcombe Road
- Connells 0.2 mi
- Andrews 0.2 mi
- James Dean 0.2 mi
- Mayhews 0.2 mi
- Cubitt & West 0.3 mi
Agent locations © OpenStreetMap contributors. More local agents
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