Detached

2 WARD WAY

BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HL

£410,000

Location

Map view View on Google Maps View on OpenStreetMap Street View TN39 4HL

Nearby

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

Type	Name	Distance
Bus stop	Leasingham Gardens (adj)	0.2 miles
Shop	Mike Andrews Pro Shop	0.5 miles
Train station	Collington	0.8 miles
Hospital	Woodlands Centre for Acute Care	5.3 miles
University	University of Brighton Eastbourne Campus	10.7 miles

Property details

Tenure

Freehold

Property type

Detached

Floor area

112 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£410,000 Mar 2026

Price per m²

£3,661/m²

Local average

£539,136 (47 sales)

Street crime

194 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 19/11/2024

Expiry date: 18/11/2034

Est. upgrade cost to C: £16,900

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
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	02/03/2026	£410,000	Detached	—	£409,154 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
12 BYFIELDS CROFT, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4JP	£327,000	16/12/2025	Detached
22 GLENLEIGH PARK ROAD, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EH	£630,000	08/12/2025	Detached
9 KINGSWOOD AVENUE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EJ	£480,000	28/11/2025	Detached
22 BROAD VIEW, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HW	£367,500	27/10/2025	Detached
16 GLENLEIGH AVENUE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EQ	£560,000	26/07/2023	Detached
33 GLENLEIGH AVENUE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EG	£682,000	14/07/2023	Detached
17 WARD WAY, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HL	£425,000	04/04/2023	Detached
2 GARTH CLOSE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4GA	£450,000	31/03/2023	Detached
7 HOMELANDS CLOSE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4DJ	£402,500	01/12/2022	Detached
45 KNEBWORTH ROAD, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4JJ	£585,000	22/11/2022	Detached
24 PLEMONT GARDENS, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HH	£401,000	09/11/2022	Detached
30 WARWICK ROAD, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HG	£630,000	03/11/2022	Detached
11 WARD WAY, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HL	£405,000	14/10/2022	Detached
14 OLD MILL PARK, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4UD	£270,000	05/09/2022	Detached
2 BUSHY CROFT, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4JR	£399,950	25/07/2022	Detached
43 BROAD VIEW, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HW	£470,000	28/06/2022	Detached
3 PRIMROSE HILL, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4LP	£485,000	23/06/2022	Detached
19 THE FAIRWAY, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4ER	£250,000	01/06/2022	Detached
6 BEATRICE WALK, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EW	£600,000	13/05/2022	Detached
3 OLD MILL PARK, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4UD	£665,000	04/05/2022	Detached

Area average: £474,248 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.

Address	Price	Beds	Type	Distance
Sutherland Avenue, Bexhill-On-Sea	£895,000	—	Detached	0.54 mi

Capital growth trend

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

5y growth -5.7%

10y growth 46.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Rother. Series: Detached. As of April 2026.

1y (index) 1.3%

5y (index) 15.9%

10y (index) 44.5%

Rental Range

Estimated market rent for Rother. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,049/mo

Realistic £1,165/mo

Optimistic £1,282/mo

Based on Local Authority from postcode lookup → Rother.

LHA (30th percentile) floor for Sussex East: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed End Terrace, Watermill Lane, TN39	£1,450/mo	3	0.68 miles	OpenRent
1 Bed Flat, Sidley Street, TN39	£950/mo	1	0.76 miles	OpenRent

Average rent: £1,200/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.29%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 3.5%

Cost-to-rent ratio 28.5×

Monthly cashflow £-560/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.6%

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)

Street-level crime

Category	Count
Violence and sexual offences	72
Anti-social behaviour	40
Public order	21
Criminal damage and arson	19
Shoplifting	13
Other theft	9
Drugs	5
Burglary	4
Other crime	3
Vehicle crime	3
Bicycle theft	2
Possession of weapons	2
Theft from the person	1
Total incidents	194

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Bexhill High Academy	Secondary	0.3 miles	Requires improvement — 18 Jan 2023
Glenleigh Park Primary Academy	Primary	0.4 miles	Good — 31 Jan 2024
King Offa Primary Academy	Primary	0.5 miles	Good — 12 Feb 2020
The Workplace	Other	0.6 miles	Requires improvement — 16 Oct 2023
All Saints Church of England Primary School, Bexhill	Primary	0.6 miles	Good — 23 Apr 2019

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
03/12/2007	18/11/2007	—	1
26/12/2005	06/12/2005	5	1
28/06/2005	06/06/2005	8	—

# 2 WARD WAY, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HL

## Property details

- Slug: `bc26ef6` (address key hash: `bc26ef67b5de160f7415dade8e1b101b659c4636`)
- Postcode: TN39 4HL
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Floor area: 112 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £410,000 Mar 2026
- Price per m²: £3,661/m²
- Local average: £539,136 (47 sales)
- Street crime: 194 incidents within 1 mile (May 2026)

## Latest sale

- Price: £410,000
- Date: 2026-03-02
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 18/11/2034
- **Est. upgrade cost to C:** £16,900

### Recommendations
- A (£100 - £350)
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- 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/9330-2901-3490-2494-3465)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-02 | £410,000 | Detached | — | £409,154 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-adcf-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 2 WARD WAY, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HL | £410,000 | 02/03/2026 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 BYFIELDS CROFT, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4JP | £327,000 | 16/12/2025 | Detached |
| 22 GLENLEIGH PARK ROAD, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EH | £630,000 | 08/12/2025 | Detached |
| 9 KINGSWOOD AVENUE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EJ | £480,000 | 28/11/2025 | Detached |
| 22 BROAD VIEW, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HW | £367,500 | 27/10/2025 | Detached |
| 16 GLENLEIGH AVENUE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EQ | £560,000 | 26/07/2023 | Detached |
| 33 GLENLEIGH AVENUE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EG | £682,000 | 14/07/2023 | Detached |
| 17 WARD WAY, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HL | £425,000 | 04/04/2023 | Detached |
| 2 GARTH CLOSE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4GA | £450,000 | 31/03/2023 | Detached |
| 7 HOMELANDS CLOSE, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4DJ | £402,500 | 01/12/2022 | Detached |
| 45 KNEBWORTH ROAD, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4JJ | £585,000 | 22/11/2022 | Detached |
| 24 PLEMONT GARDENS, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HH | £401,000 | 09/11/2022 | Detached |
| 30 WARWICK ROAD, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HG | £630,000 | 03/11/2022 | Detached |
| 11 WARD WAY, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HL | £405,000 | 14/10/2022 | Detached |
| 14 OLD MILL PARK, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4UD | £270,000 | 05/09/2022 | Detached |
| 2 BUSHY CROFT, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4JR | £399,950 | 25/07/2022 | Detached |
| 43 BROAD VIEW, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4HW | £470,000 | 28/06/2022 | Detached |
| 3 PRIMROSE HILL, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4LP | £485,000 | 23/06/2022 | Detached |
| 19 THE FAIRWAY, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4ER | £250,000 | 01/06/2022 | Detached |
| 6 BEATRICE WALK, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4EW | £600,000 | 13/05/2022 | Detached |
| 3 OLD MILL PARK, BEXHILL-ON-SEA, ROTHER, EAST SUSSEX, TN39 4UD | £665,000 | 04/05/2022 | Detached |

**Area average:** £474,248 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Sutherland Avenue, Bexhill-On-Sea](http://87.117.209.195:8080/listings/c3ba818) | £895,000 | — | Detached | 0.54 mi |

## Capital growth trend

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

- **5y growth:** -5.7%
- **10y growth:** 46.2%

## House Price Index (HM Land Registry)

*Official index for Rother; Detached series; as of April 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 15.9%
- **10y growth (index):** 44.5%

## Rental Range

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

- **Low:** £1,049/mo
- **Realistic:** £1,165/mo
- **Optimistic:** £1,282/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed End Terrace, Watermill Lane, TN39 | £1,450/mo | 3 | 0.68 miles | OpenRent |
| 1 Bed Flat, Sidley Street, TN39 | £950/mo | 1 | 0.76 miles | OpenRent |

**Average rent: £1,200/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 3.5%
- **Cost-to-rent:** 28.5×
- **Monthly cashflow:** £-560/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.6%

*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 | 72 |
| Anti-social behaviour | 40 |
| Public order | 21 |
| Criminal damage and arson | 19 |
| Shoplifting | 13 |
| Other theft | 9 |
| Drugs | 5 |
| Burglary | 4 |
| Other crime | 3 |
| Vehicle crime | 3 |
| Bicycle theft | 2 |
| Possession of weapons | 2 |
| Theft from the person | 1 |
| **Total incidents** | **194** |

*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 |
|------|------|----------|--------|
| Bexhill High Academy | Secondary | 0.3 miles | Requires improvement — 18 Jan 2023 |
| Glenleigh Park Primary Academy | Primary | 0.4 miles | Good — 31 Jan 2024 |
| King Offa Primary Academy | Primary | 0.5 miles | Good — 12 Feb 2020 |
| The Workplace | Other | 0.6 miles | Requires improvement — 16 Oct 2023 |
| All Saints Church of England Primary School, Bexhill | Primary | 0.6 miles | Good — 23 Apr 2019 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #5265978
- **Address:** 2 Ward Way, BEXHILL-ON-SEA, TN39 4HL
- **Certificate Issued:** 03/12/2007
- **Work Completed:** 18/11/2007
- **Items:** 1 door(s)

### FENSA Certificate #3368202
- **Address:** 2 Ward Way, BEXHILL-ON-SEA, TN39 4HL
- **Certificate Issued:** 26/12/2005
- **Work Completed:** 06/12/2005
- **Items:** 5 window(s), 1 door(s)

### FENSA Certificate #2825960
- **Address:** 2 Ward Way, BEXHILL-ON-SEA, TN39 4HL
- **Certificate Issued:** 28/06/2005
- **Work Completed:** 06/06/2005
- **Items:** 8 window(s)