Balcombe Gardens
Reigate and Banstead, Surrey, England
Reality check: At £500,000, this is a premium entry point. Strong 19% growth over 5 years supports the investment case.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Strong case: liquid market (score 70), 19% 5-year growth.
Weak across environment (8), safety (45), or school access (65). Not ideal for children.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but walkability (45) could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Strong case: liquid market (score 70), 19% 5-year growth.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (45), environment (8), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £500,000, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Prices grew 19% over 5 years, but environment scores only 8/100. Growth may not be sustainable without local improvements.
How Life Works Here
Balcombe Gardens is located in Reigate and Banstead, near Horley, Surrey. Crime is around average for the area, with 103 incidents in the past year. The most commonly reported category is violence and sexual offences. Violent offences account for 54% of reported crimes. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. Transport connections are strong, with rail and bus and tram links nearby. The nearest stop (Balcombe Road North) is 221m away. The median property price is £500,000, with strong growth of 19% over five years. Based on 20 transactions recorded since 2014. There are 5 schools within 2 km, 5 rated Good or Outstanding by Ofsted. Both primary and secondary options are available locally. The nearest school is just 458m away. This street may particularly suit property investors. Overall, this street scores 57 out of 100 for liveability, above the district average.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling), LSOA-level area, not street-level
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Detached | Freehold | Market: warm
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Balcombe Gardens, with detailed information for each.
hospitals (2)
- The Carlton Clinic 213m · 3 min walk
- Brit Chiro Clinic 791m · 10 min walk
parks & green spaces (5)
- Michael Crescent Centenary Park 1085m · 14 min walk
- Riverside Garden Park 1195m · 15 min walk
- Riverside Park 1308m · 16 min walk
- Pub Garden 1671m · 21 min walk
- Pub Garden 1838m · 23 min walk
schools (5)
- Oakwood School 459m · 6 min walk
- Langshott Primary School 712m · 9 min walk
- Horley Infant School 998m · 12 min walk
- Yattendon School 1059m · 13 min walk
- Trinity Oaks Church of England Primary School 1511m · 19 min walk
Transport Links
Similar Streets
- Avenue Gardens — Reigate and Banstead57
- Thomas Waters Way — Reigate and Banstead57
- Castle Drive — Reigate and Banstead54
- Redstone Road — Reigate and Banstead56
- Victoria Road — Reigate and Banstead53
Similar streets in E01030583
These nearby streets share very similar amenity, transport and demographic profiles. They are part of the same Lower Super Output Area and we treat this page as the canonical version.
- Avenue Gardens — similar profile nearby
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: