# 16 WESTMEAD GARDENS, WORTHING, WEST SUSSEX, BN11 5LP

## Property details

- Slug: `14daff6` (address key hash: `14daff681ae8d628ebee5b50d063e5353817862f`)
- Postcode: BN11 5LP
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Floor area: 85 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £317,500 Feb 2026
- Price per m²: £3,735/m²
- Local average: £234,375 (112 sales)
- Street crime: 306 incidents within 1 mile (May 2026)

## Latest sale

- Price: £317,500
- Date: 2026-02-06
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 19/08/2034
- **Current heating cost:** £916/year
- **Est. upgrade cost to C:** £3,600

### Recommendations
- W1 (£800 - £1,200)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2110-7228-2040-1209-0621)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £317,500 | Flat | +252.8% | £311,469 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-e45f-8922-e063-4804a8c094d0) |
| Sold | 1996-11-22 | £90,000 | Flat | — | £462,105 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ca13ae00-ef5b-4d3a-9300-4f0cdda5ba6a) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 WESTMEAD GARDENS, WORTHING, WEST SUSSEX, BN11 5LP | £317,500 | 06/02/2026 | Flat |
| 16 WESTMEAD GARDENS, WORTHING, WEST SUSSEX, BN11 5LP | £90,000 | 22/11/1996 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [165024200](http://87.117.209.195:8080/listings/28b4c39)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £317,500 |
| listed | 2025-07-28 | £325,000 |
| sold | 1996-01-01 | £90,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 SUSSEX MEWS, WORTHING, WEST SUSSEX, BN11 5BG | £286,000 | 05/12/2025 | Flat |
| WISLEY COURT, 7 FLAT 5 WEST AVENUE, WORTHING, WEST SUSSEX, BN11 5LY | £255,000 | 25/07/2025 | Flat |
| 58A MILL ROAD, WORTHING, WEST SUSSEX, BN11 5DT | £317,000 | 15/07/2025 | Flat |
| 15 DORCHESTER GARDENS, WORTHING, WEST SUSSEX, BN11 5AY | £250,000 | 27/03/2025 | Flat |
| AMBERLEY COURT FLAT 10 MILL ROAD, WORTHING, WEST SUSSEX, BN11 5HG | £192,000 | 04/10/2024 | Flat |
| 58 DORCHESTER GARDENS, WORTHING, WEST SUSSEX, BN11 5AY | £222,500 | 11/12/2023 | Flat |
| 21 FLAT 3 RIPLEY ROAD, WORTHING, WEST SUSSEX, BN11 5NQ | £174,000 | 10/11/2023 | Flat |
| ESSEX COURT FLAT 5 WEST AVENUE, WORTHING, WEST SUSSEX, BN11 5LZ | £195,000 | 06/11/2023 | Flat |
| 27 WESTMEAD GARDENS, WORTHING, WEST SUSSEX, BN11 5LP | £325,000 | 24/10/2023 | Flat |
| WISLEY COURT, 7 FLAT 8 WEST AVENUE, WORTHING, WEST SUSSEX, BN11 5LY | £240,000 | 20/10/2023 | Flat |
| 54 FLAT 1 REIGATE ROAD, WORTHING, WEST SUSSEX, BN11 5NE | £120,000 | 18/10/2023 | Flat |
| 22 DORCHESTER GARDENS, WORTHING, WEST SUSSEX, BN11 5AY | £235,000 | 06/09/2023 | Flat |
| 40 DORCHESTER GARDENS, WORTHING, WEST SUSSEX, BN11 5AZ | £246,000 | 16/08/2023 | Flat |
| AMBERLEY COURT FLAT 1 MILL ROAD, WORTHING, WEST SUSSEX, BN11 5HG | £199,950 | 11/07/2023 | Flat |
| ALBEMARLE HOUSE FLAT 4 SOUTHVIEW DRIVE, WORTHING, WEST SUSSEX, BN11 5HS | £305,000 | 30/06/2023 | Flat |
| AMBERLEY COURT FLAT 11 MILL ROAD, WORTHING, WEST SUSSEX, BN11 5HG | £180,000 | 16/06/2023 | Flat |
| 62 DORCHESTER GARDENS, WORTHING, WEST SUSSEX, BN11 5AY | £247,750 | 10/02/2023 | Flat |
| ESSEX COURT FLAT 9 WEST AVENUE, WORTHING, WEST SUSSEX, BN11 5LZ | £182,000 | 21/12/2022 | Flat |
| AMBERLEY COURT FLAT 10 MILL ROAD, WORTHING, WEST SUSSEX, BN11 5HG | £156,500 | 02/12/2022 | Flat |
| 19 FLAT 1 REIGATE ROAD, WORTHING, WEST SUSSEX, BN11 5NF | £275,000 | 28/11/2022 | Flat |

**Area average:** £230,185 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -27.6%
- **10y growth:** 29.4%

## House Price Index (HM Land Registry)

*Official index for Worthing; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -7.9%
- **5y growth (index):** -5.9%
- **10y growth (index):** 12.6%

## Rental Range

*ONS Price Index of Private Rents (Worthing). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,180/mo
- **Realistic:** £1,311/mo
- **Optimistic:** £1,442/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Worthing (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Penthouse, Aurora, BN12 | £3,400/mo | 4 | 0.57 miles | OpenRent |

**Average rent: £3,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.07% (strong)
- **Max investor price (0.8%):** £425,000
- **Target investor price (1%):** £340,000

*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 £3,400/mo).*

- **Gross yield:** 12.9%
- **Cost-to-rent:** 7.8×
- **Monthly cashflow:** £1,785/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 23.3%

*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).*

## 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)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 88 |
| Anti-social behaviour | 72 |
| Public order | 34 |
| Shoplifting | 33 |
| Criminal damage and arson | 20 |
| Other theft | 17 |
| Vehicle crime | 11 |
| Drugs | 10 |
| Burglary | 6 |
| Bicycle theft | 5 |
| Possession of weapons | 4 |
| Other crime | 3 |
| Robbery | 3 |
| **Total incidents** | **306** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Elm Grove Primary School, Worthing | Primary | 0.2 miles | Good — 17 Mar 2024 |
| Heene CofE Primary School | Primary | 0.8 miles | Inadequate — 4 Jul 2022 |
| West Park CofE Primary (Controlled) School | Primary | 0.8 miles | Good — 2 Mar 2016 |
| St Mary's Catholic Primary School | Primary | 0.8 miles | Good — 21 Nov 2019 |
| Thomas A Becket Infant School | Primary | 0.9 miles | Good — 3 Sep 2015 |