# 12 FLAT 25 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG

## Property details

- Slug: `bef5fb7` (address key hash: `bef5fb720472e9592c811cc27070fbfc71491ecd`)
- Postcode: BN23 5BG
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Last sold: £270,000 Apr 2026
- Local average: £237,511 (40 sales)
- Street crime: 78 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £270,000
- Date: 2026-04-16
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-16 | £270,000 | Flat | -8.5% | £270,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-f061-b8d0-e063-4704a8c08d98) |
| Sold | 2019-01-21 | £295,000 | Flat | — | £313,671 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/80e1aa97-fbee-7bf8-e053-6c04a8c00bf2) |

*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 FLAT 25 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £270,000 | 16/04/2026 | Flat |
| 12 FLAT 25 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £295,000 | 21/01/2019 | Flat |

## Historic listings

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

- Matched listing: [169465358](http://87.117.209.195:8080/listings/eb6108b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £270,000 |
| listed | 2025-11-18 | £280,000 |
| sold | 2019-01-01 | £295,000 |
| sold | 2006-01-01 | £268,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 126 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AY | £195,000 | 22/01/2026 | Flat |
| 45 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AX | £320,000 | 09/01/2026 | Flat |
| 12 CHRISTCHURCH PLACE, EASTBOURNE, EAST SUSSEX, BN23 5AP | £337,500 | 19/12/2025 | Flat |
| 12 SILVER STRAND EAST, EASTBOURNE, EAST SUSSEX, BN23 5NN | £300,000 | 10/12/2025 | Flat |
| 14 FLAT 3 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £125,000 | 01/12/2025 | Flat |
| 118 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AY | £217,500 | 28/11/2025 | Flat |
| 16 FLAT 24 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £262,500 | 28/11/2025 | Flat |
| 134 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AY | £235,000 | 07/11/2025 | Flat |
| 11 SILVER STRAND EAST, EASTBOURNE, EAST SUSSEX, BN23 5NN | £345,000 | 24/10/2025 | Flat |
| 14 FLAT 9 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £235,000 | 23/09/2025 | Flat |
| 29 FLAT 22 EUGENE WAY, EASTBOURNE, EAST SUSSEX, BN23 5BH | £275,000 | 18/07/2025 | Flat |
| PACIFIC HEIGHTS SOUTH, 16 FLAT 51 GOLDEN GATE WAY, EASTBOURNE, EAST SUSSEX, BN23 5PU | £585,000 | 27/06/2025 | Flat |
| 33A LONG BEACH VIEW, EASTBOURNE, EAST SUSSEX, BN23 5NA | £255,000 | 21/12/2023 | Flat |
| 12 FLAT 17 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £300,000 | 15/12/2023 | Flat |
| PACIFIC HEIGHTS NORTH, 17 FLAT 5 GOLDEN GATE WAY, EASTBOURNE, EAST SUSSEX, BN23 5PT | £167,000 | 06/11/2023 | Flat |
| 16 FLAT 2 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £315,000 | 19/10/2023 | Flat |
| CHATHAM COURT, 28 FLAT 4 CHATHAM GREEN, EASTBOURNE, EAST SUSSEX, BN23 5PY | £315,000 | 09/06/2023 | Flat |
| 12 FLAT 31 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £315,000 | 31/05/2023 | Flat |
| 12 FLAT 1 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £310,000 | 25/01/2023 | Flat |
| 107 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AX | £310,000 | 19/12/2022 | Flat |

**Area average:** £285,975 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Daytona Quay, Eastbourne](http://87.117.209.195:8080/listings/55e3026) | £240,000 | 2 | Flat | 0.64 mi |

## Capital growth trend

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

- **5y growth:** 10.4%
- **10y growth:** 24.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6%
- **5y growth (index):** -2.8%
- **10y growth (index):** 15.1%

## Rental Range

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

- **Low:** £1,048/mo
- **Realistic:** £1,164/mo
- **Optimistic:** £1,280/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Eastbourne (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, Val Prinseps Road, BN24 | £950/mo | 2 | 0.91 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.7×
- **Monthly cashflow:** £-233/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.6%

*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:** 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 |
|----------|-------|
| Anti-social behaviour | 21 |
| Violence and sexual offences | 21 |
| Other theft | 8 |
| Public order | 8 |
| Shoplifting | 8 |
| Criminal damage and arson | 4 |
| Bicycle theft | 3 |
| Drugs | 2 |
| Vehicle crime | 2 |
| Other crime | 1 |
| **Total incidents** | **78** |

*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 |
|------|------|----------|--------|
| St Catherine's College | Secondary | 0.8 miles | Good — 17 Dec 2019 |
| The Haven Church of England Methodist Primary School | Primary | 0.9 miles | Good — 19 Dec 2018 |
| Langney Primary Academy | Primary | 0.9 miles | Good — 11 Sep 2013 |
| Tollgate Community Junior School | Primary | 1.4 miles | Good — 6 Feb 2014 |
| Pevensey and Westham CofE Primary School | Primary | 1.4 miles | — (Inspected (no overall grade)) |