Semi-Detached 3 sales on record

12 WESTFIELD CRESCENT

BRIGHTON, BRIGHTON AND HOVE, BN1 8JB

£425,000

Location

Map view View on Google Maps View on OpenStreetMap Street View BN1 8JB

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Woodbourne Mini Market	0.1 miles
Bus stop	Woodbourne Shops	0.1 miles
Train station	Preston Park	1.1 miles
Hospital	The Montefiore Hospital	1.9 miles
University	University of Brighton Phoenix Halls	1.9 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

55 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£425,000 Apr 2026

Price per m²

£7,727/m²

Local average

£625,078 (54 sales)

Street crime

148 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 02/09/2022

Expiry date: 01/09/2032

Current heating cost: £427/year

Potential heating cost: £362/year

Est. upgrade cost to C: £10,900

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	09/04/2026	£425,000	Semi-detached	+30.8%	£428,684 to May 2026	View transaction
Sold	15/03/2021	£325,000	Semi-detached	+190.2%	£363,672 to May 2026	View transaction
Sold	26/08/1999	£112,000	Semi-detached	—	£606,233 to May 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£425,000
listed	10/12/2025	£425,000
sold	01/01/2023	£450,000
sold	01/01/2021	£325,000
sold	01/01/1999	£112,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
7 GREENFIELD CLOSE, BRIGHTON, BRIGHTON AND HOVE, BN1 8HN	£395,000	19/12/2025	Semi-detached
22 DENTON DRIVE, BRIGHTON, BRIGHTON AND HOVE, BN1 8LS	£340,000	16/10/2025	Semi-detached
61 HARTFIELD AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8AD	£440,000	13/06/2025	Semi-detached
35 BRAYBON AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8HH	£677,000	06/10/2023	Semi-detached
9 WESTFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JB	£430,000	02/08/2023	Semi-detached
63 LARKFIELD WAY, BRIGHTON, BRIGHTON AND HOVE, BN1 8EG	£920,000	19/05/2023	Semi-detached
53 WESTFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JA	£585,000	24/03/2023	Semi-detached
45 HIGHFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JD	£455,000	22/03/2023	Semi-detached
59 WILMINGTON WAY, BRIGHTON, BRIGHTON AND HOVE, BN1 8JG	£640,000	20/12/2022	Semi-detached
83 WOODBOURNE AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8EJ	£435,000	15/12/2022	Semi-detached
30 BEECHWOOD AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8EE	£475,000	30/11/2022	Semi-detached
47 BRAYBON AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8HH	£860,000	21/11/2022	Semi-detached
91 WILMINGTON WAY, BRIGHTON, BRIGHTON AND HOVE, BN1 8JG	£507,750	21/10/2022	Semi-detached
27 HIGHFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JD	£420,000	14/10/2022	Semi-detached
51 HIGHFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JD	£465,000	06/09/2022	Semi-detached
28 GREENFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8HJ	£535,000	06/09/2022	Semi-detached
50 LYMINSTER AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8JN	£570,000	02/09/2022	Semi-detached
63 GREENFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8HL	£460,000	26/08/2022	Semi-detached
6 WESTFIELD CLOSE, BRIGHTON, BRIGHTON AND HOVE, BN1 8EN	£500,000	15/07/2022	Semi-detached
27 LARKFIELD WAY, BRIGHTON, BRIGHTON AND HOVE, BN1 8EG	£700,000	24/06/2022	Semi-detached

Area average: £540,488 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 6.4%

10y growth 54.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Brighton and Hove. Series: Semi-detached. As of May 2026.

1y (index) 0.8%

5y (index) 12.2%

10y (index) 34.9%

Rental Range

Estimated market rent for Brighton and Hove. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,631/mo

Realistic £1,812/mo

Optimistic £1,993/mo

Based on Local Authority from postcode lookup → Brighton and Hove.

LHA (30th percentile) floor for Brighton and Hove: Apr 2025 – Mar 2026

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
2 Bed Flat, Bellevue Court, BN1	£1,650/mo	2	1.17 miles	OpenRent

Average rent: £1,650/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £206,250

Target investor price (1%) £165,000

Gross yield 4.7%

Cost-to-rent ratio 21.5×

Monthly cashflow £-214/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~250 m² (0.06 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	46
Anti-social behaviour	32
Other theft	13
Drugs	12
Public order	10
Criminal damage and arson	7
Shoplifting	7
Burglary	5
Other crime	5
Vehicle crime	5
Robbery	3
Possession of weapons	2
Bicycle theft	1
Total incidents	148

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Patcham High School	Secondary	0.4 miles	Good — 6 Dec 2017
Varndean College	Other	0.5 miles	— (No rating)
Varndean School	Secondary	0.5 miles	Good — 15 Nov 2022
Patcham Infant School	Primary	0.5 miles	Good — 18 Jan 2023
Patcham Junior School	Primary	0.5 miles	Good — 8 Jun 2015

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
22/08/2021	30/07/2021	4	2

# 12 WESTFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JB

## Property details

- Slug: `b3987e9` (address key hash: `b3987e957b59dded969900ea92637e153638ebe2`)
- Postcode: BN1 8JB
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 55 m²
- EPC rating: D
- Year built: England and Wales: 1976-1982
- Last sold: £425,000 Apr 2026
- Price per m²: £7,727/m²
- Local average: £625,078 (54 sales)
- Street crime: 148 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £425,000
- Date: 2026-04-09
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 01/09/2032
- **Current heating cost:** £427/year
- **Est. upgrade cost to C:** £10,900

### Recommendations
- W1 (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8332-7021-6200-0462-0206)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-09 | £425,000 | Semi-detached | +30.8% | £428,684 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-6794-b8d0-e063-4704a8c08d98) |
| Sold | 2021-03-15 | £325,000 | Semi-detached | +190.2% | £363,672 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/c6209f5f-d382-295e-e053-6c04a8c0ddcc) |
| Sold | 1999-08-26 | £112,000 | Semi-detached | — | £606,233 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/c73c72e9-f7cc-4af4-8a1c-28f60e385094) |

*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 |
|---------|-------|------|------|
| 12 WESTFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JB | £425,000 | 09/04/2026 | Semi-detached |
| 12 WESTFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JB | £325,000 | 15/03/2021 | Semi-detached |
| 12 WESTFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JB | £112,000 | 26/08/1999 | Semi-detached |

## Historic listings

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

- Matched listing: [170163857](http://87.117.209.195:8080/listings/cf9f059)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £425,000 |
| listed | 2025-12-10 | £425,000 |
| sold | 2023-01-01 | £450,000 |
| sold | 2021-01-01 | £325,000 |
| sold | 1999-01-01 | £112,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 GREENFIELD CLOSE, BRIGHTON, BRIGHTON AND HOVE, BN1 8HN | £395,000 | 19/12/2025 | Semi-detached |
| 22 DENTON DRIVE, BRIGHTON, BRIGHTON AND HOVE, BN1 8LS | £340,000 | 16/10/2025 | Semi-detached |
| 61 HARTFIELD AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8AD | £440,000 | 13/06/2025 | Semi-detached |
| 35 BRAYBON AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8HH | £677,000 | 06/10/2023 | Semi-detached |
| 9 WESTFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JB | £430,000 | 02/08/2023 | Semi-detached |
| 63 LARKFIELD WAY, BRIGHTON, BRIGHTON AND HOVE, BN1 8EG | £920,000 | 19/05/2023 | Semi-detached |
| 53 WESTFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JA | £585,000 | 24/03/2023 | Semi-detached |
| 45 HIGHFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JD | £455,000 | 22/03/2023 | Semi-detached |
| 59 WILMINGTON WAY, BRIGHTON, BRIGHTON AND HOVE, BN1 8JG | £640,000 | 20/12/2022 | Semi-detached |
| 83 WOODBOURNE AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8EJ | £435,000 | 15/12/2022 | Semi-detached |
| 30 BEECHWOOD AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8EE | £475,000 | 30/11/2022 | Semi-detached |
| 47 BRAYBON AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8HH | £860,000 | 21/11/2022 | Semi-detached |
| 91 WILMINGTON WAY, BRIGHTON, BRIGHTON AND HOVE, BN1 8JG | £507,750 | 21/10/2022 | Semi-detached |
| 27 HIGHFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JD | £420,000 | 14/10/2022 | Semi-detached |
| 51 HIGHFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JD | £465,000 | 06/09/2022 | Semi-detached |
| 28 GREENFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8HJ | £535,000 | 06/09/2022 | Semi-detached |
| 50 LYMINSTER AVENUE, BRIGHTON, BRIGHTON AND HOVE, BN1 8JN | £570,000 | 02/09/2022 | Semi-detached |
| 63 GREENFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8HL | £460,000 | 26/08/2022 | Semi-detached |
| 6 WESTFIELD CLOSE, BRIGHTON, BRIGHTON AND HOVE, BN1 8EN | £500,000 | 15/07/2022 | Semi-detached |
| 27 LARKFIELD WAY, BRIGHTON, BRIGHTON AND HOVE, BN1 8EG | £700,000 | 24/06/2022 | Semi-detached |

**Area average:** £540,488 (20 sales)

## Capital growth trend

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

- **5y growth:** 6.4%
- **10y growth:** 54.2%

## House Price Index (HM Land Registry)

*Official index for Brighton and Hove; Semi-detached series; as of May 2026.*

- **1y growth (index):** 0.8%
- **5y growth (index):** 12.2%
- **10y growth (index):** 34.9%

## Rental Range

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

- **Low:** £1,631/mo
- **Realistic:** £1,812/mo
- **Optimistic:** £1,993/mo

## LHA (Local Housing Allowance)

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

## 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 |
|------|------|------|------|------|
| 2 Bed Flat, Bellevue Court, BN1 | £1,650/mo | 2 | 1.17 miles | OpenRent |

**Average rent: £1,650/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.5×
- **Monthly cashflow:** £-214/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.1%

*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:** Not in Flood Risk Area (no data)

[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 | 46 |
| Anti-social behaviour | 32 |
| Other theft | 13 |
| Drugs | 12 |
| Public order | 10 |
| Criminal damage and arson | 7 |
| Shoplifting | 7 |
| Burglary | 5 |
| Other crime | 5 |
| Vehicle crime | 5 |
| Robbery | 3 |
| Possession of weapons | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **148** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Patcham High School | Secondary | 0.4 miles | Good — 6 Dec 2017 |
| Varndean College | Other | 0.5 miles | — (No rating) |
| Varndean School | Secondary | 0.5 miles | Good — 15 Nov 2022 |
| Patcham Infant School | Primary | 0.5 miles | Good — 18 Jan 2023 |
| Patcham Junior School | Primary | 0.5 miles | Good — 8 Jun 2015 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #14751070
- **Address:** 12 Westfield Crescent, BRIGHTON, BN1 8JB
- **Certificate Issued:** 22/08/2021
- **Work Completed:** 30/07/2021
- **Items:** 4 window(s), 2 door(s)