Balcombe Road Horley, Reigate and Banstead

House sales on this street

Source: HM Land Registry Price Paid Data, sales registered up to 28 August 2026, loaded 28 October 2026. Sales reach the register two weeks to two months after completion, so the last two months are incomplete. Matched by postcode and street name.

The full report lists every sale on this street, 275 in all, by house number. Get the full report

House prices and rents in Reigate and Banstead

A typical home in Reigate and Banstead cost £485,856 in August 2026, 0.3% more than a year before. That is 12% more than five years earlier and 15% more than ten years earlier.

Private renters in Reigate and Banstead paid £1,652 a month on average in September 2026, 3.2% more than a year before. That is 31% more than five years earlier.

Sources: UK House Price Index (HM Land Registry, with the ONS and the Welsh Government), to August 2026; ONS Price Index of Private Rents, to September 2026. Figures for the whole council area, not this street. The typical price is adjusted for the mix of homes that sold, so it is not the value of any one home; the street's own sales are above. Rents are the average paid on all private tenancies, new and existing, so they move more slowly than rents being advertised.

Energy performance certificates

Source: Energy Performance of Buildings Register (MHCLG), register as at 1 November 2026. Latest certificate per address; certificates last ten years, so the oldest here dates from October 2008 and some homes have none. Address data © Ordnance Survey and Royal Mail, shown for understanding the energy efficiency of buildings only.

147 homes with a current certificate; median floor area 118 m². Most common: House, detached (62); House, semi-detached (49); Bungalow, detached (15). Built: 1930-1949 (68); 1900-1929 (31); 1950-1966 (23). Tenure at assessment: owner-occupied (103); rented (private) (15); rented (social) (1).

Gas and electricity use

Homes with gas used 14,165 kWh of it on average in 2024, 21% more than the district's 11,683 kWh, and 3,737 kWh of electricity, about the same as the district. There are gas meters for about 98% of the homes.

These are all the homes on each postcode, whatever their size and however many live in them, so they show the kind of homes and heating here rather than what any one home uses. The typical figure is the median: half the homes used less. The district is RH6.

Source: Department for Energy Security and Net Zero, postcode level domestic gas and electricity statistics for 2024 (gas from mid-May to mid-May), Open Government Licence: domestic meters on each postcode, from the gas and electricity industry's meter readings. A postcode with fewer than 5 meters of a fuel has no figures for it.

Council tax

What each band costs in Reigate and Banstead in 2026-27: Band D £2,567 a year on average, including the police, fire and any county and parish charges.

Homes by band in the neighbourhoods around this street: most are in band D (28% of about 4,890 homes).

Sources: Valuation Office Agency, Council Tax: stock of properties, homes at 31 March 2026 (counts rounded to the nearest 10; some small counts withheld), for the 6 neighbourhoods (census areas of about 700 homes each) around it, not just this street; Ministry of Housing, Communities and Local Government, council tax levels 2026-27. Bands are charged as fixed shares of Band D; the actual bill depends on the parish and on discounts such as the single-person discount. Check a home's own band with the official council tax band checker.

Planning and heritage

• Conservation area: no postcode centre in this street's postcodes is in one.
• Listed buildings on or by this street: 8.
• Article 4 direction (removing permitted development rights): none recorded, though not every council has published theirs.
• Tree preservation orders: none recorded, though not every council has published theirs.
• Green belt: no.

Listed buildings

• CATT'S COTTAGE, grade II
• FISHERS COTTAGE THE BARN, grade II
• FISHERS FISHERS FARM HOUSE, grade II
• JORDANS, grade II
• STATION GOODS SHED, grade II
• TANYARD FARM HOUSE, grade II
• THE FARMHOUSE PUBLIC HOUSE, grade II
• VULCAN COTTAGE, grade II

Brownfield land registered for housing within 1 km (0.6 miles)

• Mitchells Of Horley Ltd, Victory Works, 1 - 9 Station Road, Horley, Surrey, RH6 9HW: up to 10 homes, permissioned (320 m)
• 30 Balcombe Road, Horley, Surrey, RH6 9AA: up to 9 homes, permissioned (410 m (0.3 miles))
• 1 Yattendon Road, Horley, permissioned (420 m (0.3 miles))
• Scotia Gas Networks, St Lawrence House, Station Approach, Horley, Surrey, RH6 9HJ: up to 36 homes, not permissioned (440 m (0.3 miles))
• High Street Car Park, Horley: up to 40 homes, not permissioned (520 m (0.3 miles))
• Sangers House, Horley, permissioned (550 m (0.3 miles))
• Central Car Park, Consort Way East, Horley: up to 30 homes, not permissioned (600 m (0.4 miles))
• Barclays Bank Plc, 105 Victoria Road, Horley, Surrey, RH6 7AX: up to 9 homes, permissioned (650 m (0.4 miles))

Source: planning.data.gov.uk (Ministry of Housing, Communities and Local Government), compiled from councils and, for listed buildings, Historic England's National Heritage List. Conservation areas, Article 4 directions, tree preservation areas and the green belt are checked at each postcode's centre. Listed buildings and protected trees are counted on or by this street. Councils publish Article 4 directions, tree preservation orders and brownfield registers to different standards, and some not yet. Planning applications are not here: there is no national open record of them yet.

Energy projects nearby

No wind turbine or waste plant within 5 km (3.1 miles), and no solar farm, battery site or other project of 1 MW or more within 2 km (1.2 miles), of the street's postcodes, operating or planned.

Source: Department for Energy Security and Net Zero, Renewable Energy Planning Database, Q2 2026 extract, Open Government Licence: renewable electricity and storage projects over 150 kW, operating, being built, permitted or applied for. Shown: wind turbines and plants that burn or digest waste within 5 km (3.1 miles), other projects of 1 MW or more within 2 km (1.2 miles); refused, withdrawn and abandoned projects are left out. Distances are from the nearest postcode centre to each project's grid reference.

Roadworks

Finished in the last three months

• 29 October 2026: SURREY COUNTY COUNCIL, Highway improvement works, some carriageway incursion, on the carriageway (immediate - urgent works)
• 29 October 2026: SURREY COUNTY COUNCIL, Highway improvement works, some carriageway incursion, on the carriageway (immediate - urgent works)
• 29 October 2026: SURREY COUNTY COUNCIL, Highway improvement works, temp obstruction 15 minute delay, on the carriageway (immediate - urgent works)
• 29 October 2026: SURREY COUNTY COUNCIL, Highway improvement works, temp obstruction 15 minute delay, on the carriageway (immediate - urgent works)
• 26 October 2026: BT, Utility asset works, two-way signals, on the carriageway, verge (minor works)
• 21 October 2026 to 22 October 2026: VODAFONE GROUP, Utility asset works, some carriageway incursion, on the carriageway (minor works)
• 19 October 2026 to 21 October 2026: VODAFONE GROUP, Utility asset works, no carriageway incursion, on the verge (minor works)
• 12 October 2026 to 14 October 2026: SURREY COUNTY COUNCIL, Highway repair and maintenance works, stop/go boards, on the footway (minor works)
• 2 October 2026: SURREY COUNTY COUNCIL, Highway improvement works, some carriageway incursion, on the carriageway (immediate - urgent works)
• 24 September 2026: SURREY COUNTY COUNCIL, Highway improvement works, some carriageway incursion, on the carriageway (immediate - urgent works)
• 24 September 2026: SURREY COUNTY COUNCIL, Highway improvement works, some carriageway incursion, on the carriageway (immediate - urgent works)
• 9 September 2026: SURREY COUNTY COUNCIL, Highway improvement works, some carriageway incursion, on the carriageway (immediate - urgent works)
• 7 September 2026 to 8 October 2026: SURREY COUNTY COUNCIL, Highway repair and maintenance works, multi-way signals, on the footway (major works)
• 19 August 2026: SURREY COUNTY COUNCIL, Highway improvement works, some carriageway incursion, on the carriageway (immediate - urgent works)
• 17 August 2026 to 21 August 2026: UK POWER NETWORKS SOUTH EASTERN, Utility asset works, two-way signals, on the footway (major works)
• 14 August 2026: Cornerstone Telecommunications Infrastructure Limited, Utility asset works, no carriageway incursion, on the footway, verge (minor works)
• 12 August 2026: VIRGIN MEDIA, Utility asset works, no carriageway incursion, on the footway (immediate - urgent works)
• 7 August 2026 to 11 August 2026: UK POWER NETWORKS SOUTH EASTERN, Utility repair and maintenance works, no carriageway incursion, on the verge (immediate - urgent works)

Source: Department for Transport, Street Manager open data, permits and works up to 31 October 2026. It is published once a month, so works arranged or started since then are not shown, and dates are the ones planned unless the works have started or finished. Emergency works are often permitted after they begin.

Flood risk

Rivers, the sea or surface water: in this street's postcodes, 9 addresses are in areas at high risk, 7 at medium risk and 61 at low risk. Each address counts once, at the higher of its rivers-and-sea and surface-water risk.

Rivers and the sea alone: of the 33 homes the Environment Agency counts, 0 are in areas at high risk, 0 medium, 18 low and 0 very low.

High: 3.3% (1 in 30) or more chance of flooding a year. Medium: 1% to 3.3%. Low: 0.1% to 1%. Very low: under 0.1%. The rivers and sea figures allow for flood defences. Counts cover whole postcodes, which can include other streets.

Flood zone for planning: at least one postcode centre is in flood zone 2. Zone 2 is between 0.1% and 1% a year from rivers (0.1% and 0.5% from the sea), ignoring defences.

Recorded floods

2 recorded floods covered 10 of the centres of this street's postcodes, most recently in September 1968 (main river).

Recorded floods are where floodwater was seen or surveyed after a flood. Many floods were never mapped, an outline over a postcode's centre does not mean every home in it flooded, and homes outside one may have. Ask the seller whether the home itself has flooded.

Sources: Environment Agency Recorded Flood Outlines; Environment Agency Flood risk: postcode search tool data (loaded 29 October 2026), Risk of Flooding from Rivers and Sea: postcodes in areas at risk (loaded 29 October 2026) and Flood Map for Planning (loaded 28 October 2026). Flood zones are checked at each postcode's centre point. These are models of areas, which their publishers say are not suitable for showing whether an individual property is at risk, and they do not cover flooding from sewers or drains. Check an address on the official long-term flood risk service.

© Environment Agency copyright and/or database right 2026. All rights reserved. Some features are based on digital spatial data from the Centre for Ecology & Hydrology, © NERC (CEH); the postcode data is produced in part from PAF® and Multiple Residence Data, © Royal Mail Group Limited.

Coastal erosion

No projected coastal erosion zone is within 1 km (0.6 miles) of the street's postcodes.

Sources: Environment Agency, National Coastal Erosion Risk Mapping 2024 (England), and Natural Resources Wales, National Coastal Erosion Risk Management (Wales), Open Government Licence. Distances are from the nearest postcode centre to the edge of each zone; where a postcode centre is inside a zone, some homes on it may not be.

Storm overflows

No storm overflow outlet is within 1 km (0.6 miles) of the street's postcodes.

Source: Environment Agency, Event Duration Monitoring storm overflow annual return for 2025, from the water companies' monitors on each overflow in England, Open Government Licence. Distances are from the nearest postcode centre to each overflow's outlet. A year's figures are published the following spring; a monitor that worked for less of the year undercounts.

Coal mining

No postcode centre on the street is in a coalfield: the Mining Remediation Authority records no coal mining risk here.

Source: Mining Remediation Authority (formerly the Coal Authority), development high and low risk areas, Open Government Licence. Checked at each postcode's centre, so a home near the edge of an area may differ. It covers coal mining only, not other mining (such as tin, lead, iron or chalk), and is no substitute for a coal mining search. About the risk areas.

Radon

Every 1 km square the street's postcodes are in is in the lowest band of radon potential: fewer than 1 home in 100 is estimated to be at or above the Action Level. It is not a radon Affected Area.

Source: British Geological Survey and UK Health Security Agency, Indicative Atlas of Radon in Great Britain, Open Government Licence. Contains British Geological Survey materials © UKRI 2026. Each 1 km square is classed by the highest radon potential found anywhere in it, so a square's figure can overstate it for much of the square; the detailed map is not open data.

Historic landfill

No historic landfill site is within 500 m (0.3 miles) of the street's postcodes.

Sources: Environment Agency and Natural Resources Wales, historic landfill sites (places where waste was put into or onto the land and no environmental permit is now in force), Open Government Licence. Distances are from the nearest postcode centre to the edge of each site as mapped; the outlines and dates come from old records and can be approximate. Landfill still operating is not included.

Height above sea level

The street's 349 addresses are between 54 m and 60 m above sea level (57 m on average); the ground rises about 6 m from the lowest to the highest.

Source: Ordnance Survey, OS Terrain 50, July 2026: the height of the ground on a 50 m grid, read at each address, in metres above Ordnance Datum (mean sea level at Newlyn). It is the lie of the land, not floor or threshold levels, and is accurate to a few metres. Being low-lying is not in itself a flood risk; the flood section above says what the flood maps show.

Broadband

Source: Ofcom Connected Nations, data as at January 2026. Percentages are of premises in each postcode that can get the service, not take-up or speed achieved.

Getting around

Sources: Department for Transport, NaPTAN (every public transport stop), as at 31 October 2026; Office of Rail and Road, Estimates of station usage 2024–25 (which stations are on the National Rail network, and their journeys: entries and exits in the year to March); OurAirports (public domain, kept by volunteers); car parks and charging points from Overture Maps Foundation, release 2026-10-21.0, which gathers business listings from Meta, Microsoft, Foursquare and others: not an official register, so some will be missing, private or out of date. Distances are straight lines from the middle of the street, not routes, and say nothing about how often anything runs. Stations opened since the end of ORR's year appear when ORR publishes the next one, each December; heritage railways are left out.

Local services

Sources: NHS Organisation Data Service, as at 31 October 2026: GP practices, community pharmacies and dental practices with an NHS contract, open now, each placed at the centre of its postcode; hospitals are NHS trust and Welsh health board sites named as hospitals, and may not have an emergency department. Ratings and care homes: Care Quality Commission, latest ratings as at 2 November 2026 (England only; the CQC does not rate dental practices, and Wales's inspectorates give no ratings). Police stations and cash machines from Overture Maps Foundation, release 2026-10-21.0, which gathers business listings: not an official register, so some will be missing or out of date. Distances are straight lines from the middle of the street. Nothing here says whether a practice is taking new patients or a dentist new NHS patients.

Parks and green space

Source: Ordnance Survey, OS Open Greenspace, April 2026: public parks and gardens, play spaces, playing fields and allotments, with their entrances. Distances are straight lines from the middle of the street to a site's nearest entrance (or its edge where none is recorded), not walking routes; sizes are the area OS maps for each site. Some sites, such as school playing fields, may not be open to the public.

Within 800 m (0.5 miles): 2 parks and gardens, 2.8 hectares in all.

Landmarks

The nearest historic landmark is Medieval or Early Post-medieval Tannery, Scotchman's Copse, a scheduled monument, 1.3 km (0.8 miles) north-east. 21 listed buildings are within 1 km (0.6 miles).

Sources: Historic England's registers through planning.data.gov.uk (MHCLG), and Cadw through DataMapWales (Welsh Government): World Heritage Sites within 10 km (6.2 miles), battlefields within 5 km (3.1 miles), registered parks and gardens within 3 km (1.9 miles), scheduled monuments within 2 km (1.2 miles), and Grade I and II* listed buildings within 1 km (0.6 miles). Ordnance Survey, OS Open Names, October 2026: named hills, valleys, lakes, woods, wetlands and coast (it has no rivers). Distances are in a straight line to the middle of each site, and being on a register does not mean there is public access.

Air quality

Source: Defra, modelled background air pollution, annual means for 2024, for the 1 km square that holds the middle of the street. These are background levels, away from the kerb: beside a busy road nitrogen dioxide in particular can be several times higher. UK limits are the legal annual limits for England and Wales; the World Health Organization's 2021 guidelines are much stricter, and most towns and cities are above them.

All three are within the UK legal limits; nitrogen dioxide and PM2.5 are above the WHO guideline, as in most towns and cities.

Road, rail and aircraft noise

Source: Defra, strategic noise mapping Round 4 (England), modelled for 2021 and published in December 2023, and its airport maps of the same round for the fifteen largest English airports, published in April 2026: Lden, the average sound level over a whole day with extra weight for the evening and night, on a 10 m grid, read at each address. These are models of traffic, not measurements; they leave out smaller airports and airfields, industry and neighbours, and a room at the back of a house is often much quieter than the front. The World Health Organization's guidelines are 53 dB for road traffic, 54 dB for railways and 45 dB for aircraft (below the lowest level shown here).

242 of the street's 348 addresses are modelled at 55 dB or more from road traffic, and 34 from railways, above the WHO guidelines.

Climate, daylight and earthquakes

Monthly temperatures and rainfall, sunrise and sunset through the year, and earthquakes recorded nearby since 1970 are much the same across the area, so they are worked out once for Reigate and Banstead: see them on the Reigate and Banstead page.

Nearest schools

Source: Get Information About Schools (Department for Education), 5 November 2026; Ofsted monthly management information as at September 2026. Distances are straight lines from the middle of the street to the school; catchments and admissions are not shown. Since November 2025 Ofsted gives report-card grades by area, not one overall grade; older grades stand until a school is re-inspected.

Exam results are from the Department for Education's school performance tables (Explore Education Statistics, Open Government Licence), for all pupils at each school. The middle school in England had 63% at the expected standard at the end of primary school (2025), Attainment 8 of 46.0 at GCSE (2026) and an A level average of C+ (2025). Attainment 8 adds up a pupil's grades in eight GCSEs, with English and maths counted twice (90 is the most), averaged over the school's pupils. Progress 8 compares pupils with others who had the same results at the end of primary school; it is not published for GCSEs in 2025 and 2026, as those pupils sat no primary tests during the pandemic. Small year groups swing from year to year, and figures for very small ones are withheld.

Nurseries and childcare

The ten nearest nurseries, pre-schools and clubs are all within 790 m (0.5 miles); the nearest is 140 m from the middle of the street.

Ofsted also registers 866 childminders and 208 home childcarers (nannies) in Surrey. It does not publish their addresses, so they cannot be shown here; the council's family information service lists those taking children.

Source: Ofsted, childcare providers and inspections management information, as at June 2026, Open Government Licence: providers on the Early Years and Childcare Registers on non-domestic premises, placed at their postcode. Since November 2025 Ofsted gives a standard for each of six areas (Exceptional, Strong, Expected, Needs attention, Urgent improvement) rather than one overall grade; older grades stand until a provider is inspected again. Distances are straight lines from the middle of the street.

Food hygiene ratings nearby

Source: Food Standards Agency, Food Hygiene Rating Scheme, extract of 5 November 2026. Each rating is shown with the date it was given; a business may have been re-inspected since the extract. Within 500 m (0.3 miles) of the middle of the street.

Crime within 250 m

Source: data.police.uk street-level crime, September 2025 to August 2026. Police forces move every crime to the nearest of about 760,000 anonymised map points before publishing, so these are crimes near this street, not on it, and a busy point can collect crimes from a wider area. Counts are of records, not convictions.

Most of these are attached to: On or near St Hilda'S Close (9); On or near Oakwood Road (7); On or near The Dell (4); On or near Homefield Close (3); On or near Greatlake Court (2).

Road safety

Source: Department for Transport, road safety data (STATS19), collisions in 2021 to 2025, as published by November 2026. Collisions in which someone was hurt and which were reported to the police, within 150 m of the middle of any of this street's postcodes, or of the street. Severity is the worst injury as the police recorded it.

30 collisions in which someone was hurt were reported on and around the street in 2021 to 2025: 0 fatal, 9 serious and 21 slight, in which 9 people were seriously hurt. 6 involved a pedestrian; 5 involved a cyclist; 4 involved a motorcyclist; 9 involved a child under 16. 23% happened in the dark, and 23% on a wet or icy road. Most were on roads with a 30 mph limit.

Only collisions in which someone was hurt and which the police were told about are here: damage-only collisions and near misses are not, and some injuries are never reported. Positions are recorded by the police, usually to within a few metres. Each year's figures are published the following September.

Traffic on nearby roads

The busiest counted road within 500 m (0.3 miles) is the M23 between Junction 9A M23 and Junction 9 M23, with 56,102 motor vehicles a day on average in 2025, 290 m from the street's postcodes.

Each figure is the annual average daily flow: the motor vehicles passing the count point, both ways, on an average day of the year. A point is counted by hand on a weekday every few years and estimated from the trend on similar roads in between. Lorries are heavy goods vehicles, as a share of all motor vehicles.

Source: Department for Transport, road traffic statistics, annual average daily flows to 2025, Open Government Licence. Distances are from the nearest postcode centre to each count point.

People and work

Source: ONS Census 2021, taken on 21 March 2021, for the 12 Output Areas (small census areas of about 125 households each) that this street's postcodes are in: 3,750 residents in 1,533 households. The census was taken during a lockdown, so working from home is high and travel to work low compared with now. ONS swaps a few records between neighbouring areas and adds small amounts of noise to counts to protect privacy, so small differences mean little. Industry is not published for areas this small.

Who lives here

Homes

Work and commuting

Education and languages

Deprivation

The 6 neighbourhoods around this street are in deciles 7 to 10 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived tenth of England's 33,755 neighbourhoods and 10 the least.

Source: English Indices of Deprivation 2025 (Ministry of Housing, Communities and Local Government), by LSOA (about 1,500 people), through the ONS Postcode Directory. The index combines income, employment, health, education, crime, housing and living environment; it ranks areas against each other and does not describe any one household. Ranks in England and Wales are worked out separately and cannot be compared.

What has changed

• Roadworks Street works permit: VODAFONE GROUP: Utility asset works, 19 October 2026 to 21 October 2026 (no carriageway incursion) found 3 November 2026
• Roadworks Street works permit: SURREY COUNTY COUNCIL: Highway improvement works, 29 October 2026 (some carriageway incursion) found 3 November 2026
• Roadworks Street works permit: SURREY COUNTY COUNCIL: Highway improvement works, 29 October 2026 (some carriageway incursion) found 3 November 2026
• Roadworks Street works permit: SURREY COUNTY COUNCIL: Highway improvement works, 29 October 2026 (temp obstruction 15 minute delay) found 3 November 2026
• Roadworks Street works permit: SURREY COUNTY COUNCIL: Highway improvement works, 29 October 2026 (temp obstruction 15 minute delay) found 3 November 2026

Everything that has changed on and near this street

Postcodes on this street

Source: ONS Postcode Directory August 2026, ONS UPRN Directory September 2026, OS Open Linked Identifiers September 2026. A postcode can cover more than one street; the share shows how many of its addresses are on this one.

• RH6 9EF: 31 addresses of 35 in the postcode
• RH6 9GA: 27 addresses of 28 in the postcode
• RH6 9AB: 26 addresses of 27 in the postcode
• RH6 9DS: 26 addresses of 30 in the postcode
• RH6 9EA: 26 addresses of 27 in the postcode
• RH6 9AA: 25 addresses of 26 in the postcode
• RH6 7JR: 23 addresses of 24 in the postcode
• RH6 9BG: 22 addresses of 24 in the postcode
• RH6 9HU: 20 addresses
• RH6 9AY: 16 addresses
• RH6 7HF: 14 addresses
• RH6 9BW: 12 addresses of 15 in the postcode
• RH6 9BX: 12 addresses
• RH6 9HY: 11 addresses of 12 in the postcode
• RH6 9DR: 9 addresses
• RH6 7JT: 8 addresses
• RH6 9ER: 7 addresses of 8 in the postcode
• RH6 9BP: 6 addresses of 7 in the postcode
• RH6 9HZ: 6 addresses
• RH6 9PZ: 6 addresses
• RH6 9AE: 3 addresses
• RH6 7JD: 2 addresses of 38 in the postcode
• RH6 9HW: 2 addresses of 56 in the postcode
• RH6 7NX: 1 address of 39 in the postcode
• RH6 9AG: 1 address of 22 in the postcode
• RH6 9AX: 1 address of 40 in the postcode
• RH6 9BS: 1 address of 55 in the postcode
• RH6 9EY: 1 address of 49 in the postcode

Nearby streets

Oakwood Road · Larksfield · Greatlake Court · Homefield Close · Herons Wood Court · Cloverfields · The Dell · St Hilda's Close · Harrowsley Court · Brackenside · Fieldview · Fairstone Court

All the streets in RH6 and across Reigate and Banstead.