# 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 |
| 28 GREENFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8HJ | £535,000 | 06/09/2022 | Semi-detached |
| 51 HIGHFIELD CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN1 8JD | £465,000 | 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)