# 1 bedroom ground floor flat for sale (BN2 1EG) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 2, CHESHAM MANSIONS 25-27, EATON PLACE, BRIGHTON, BRIGHTON AND HOVE BN2 1EG | | Price | £400,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Construction age | England and Wales: before 1900 | | Floor area | 72 m² | | Last sold | £325,000 Jan 2015 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 18/03/2036 - **Est. upgrade cost to C:** £9,250 ### Recommendations - Q (£7,500 - £11,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5000-6417-0122-6698-3763) ## Description Nestled within the highly sought-after Chesham Mansions, this beautifully presented one-bedroom ground floor flat offers an exceptional opportunity to acquire a prime residence in Brighton's vibrant Kemptown. This property combines period charm with modern convenience, making it an ideal home for individuals or couples seeking a sophisticated coastal lifestyle. Upon entering, you are immediately greeted by the impressive scale of the accommodation. The heart of this home is undoubtedly the generously proportioned living/dining room. This expansive space is bathed in natural light and features elegant high ceilings, creating an airy and open atmosphere perfect for both relaxing and entertaining. The layout provides ample room for distinct living and dining areas, allowing for versatile furniture arrangements to suit your personal style. Adjacent to the living space, the well-appointed kitchen offers practical functionality and sufficient storage, catering to all your culinary needs. The flat comprises a comfortable double bedroom, providing a peaceful sanctuary. The property benefits from a well-maintained bathroom and, a significant advantage, a separate WC, enhancing convenience for residents and guests alike. One of the most compelling features of this delightful flat is its private outdoor space. A large, sunny patio garden extends from the property, offering a wonderful secluded oasis. This south-facing garden is perfect for al fresco dining, morning coffees, or simply unwinding in the sunshine, providing a rare and valuable amenity in such a central location. Location is paramount, and this flat excels in its positioning. Situated in the heart of Kemptown, you are just a two-minute stroll from Brighton's iconic beach, allowing for easy access to seaside walks and recreational activities. Kemptown itself is renowned for its eclectic mix of independent shops, charming cafes, gourmet restaurants, and vibrant nightlife, all within easy reach. Excellent transport links are also readily available, connecting you to Brighton city centre and beyond. This ground floor flat in Chesham Mansions represents a fantastic opportunity to own a piece of Brighton's desirable Kemptown. With its spacious interiors, high ceilings, separate WC, and a large sunny patio garden, combined with an unbeatable location, early viewing is highly recommended to fully appreciate all that this exceptional property has to offer. Contact our estate agent today to arrange your viewing. **Education:** Primary: Queens Park Primary School, Middle Street PrimarySecondary: Varndean and Dorothy Stringer, Cardinal Newman RCPrivate: Brighton College and Prep, Montessori School **Good To Know:** During the 19th Century, Thomas Kemp came down to Brighton with eminent architects Busby and Wilds. Together they transformed the coastline, inspired by Nash’s regal homes in London. Brighton is now a cosmopolitan coastal resort famous for its history and flamboyant Royal Pavilion as well as its beaches, Pier and glamorous Marina. Known for its festivals celebrating the arts and relaxed, café culture there are countless shops, restaurants and bars to explore along the seafront, in the characterful Georgian Lanes or in the fashionable central shopping districts and all are easy to reach from this Grade II listed home. The beach is opposite and it’s just a stroll from the fashionable Kemp Town Village which hosts the Hospital and good schools including The Steiner and the award-winning Brighton College. The law courts and Amex are within reach as is the Marina with its health club, cinemas, restaurants and supermarket and the South Downs, Queen’s Park and 72 par golf course are a ten-fifteen-minute walk. It’s also close to several bus routes serving the city centre, coast and Brighton station, with its fast links to Gatwick and London. For those who need to commute by car, the A23 and A27 are not far, and permit zone H has no waiting list ## Property Photos - ![Photo](/listings/photos/173066699/1342759) - ![Photo](/listings/photos/173066699/1342761) - ![Photo](/listings/photos/173066699/1342765) - ![Photo](/listings/photos/173066699/1342766) - ![Photo](/listings/photos/173066699/1342771) - ![Photo](/listings/photos/173066699/1342774) - ![Photo](/listings/photos/173066699/1342776) - ![Photo](/listings/photos/173066699/1342777) - ![Photo](/listings/photos/173066699/1342780) - ![Photo](/listings/photos/173066699/1342782) - ![Photo](/listings/photos/173066699/1342784) - ![Photo](/listings/photos/173066699/1342786) - ![Photo](/listings/photos/173066699/1342788) - ![Photo](/listings/photos/173066699/1342789) - ![Photo](/listings/photos/173066699/1342791) - ![Photo](/listings/photos/173066699/1342795) - ![Photo](/listings/photos/173066699/1342798) - ![Photo](/listings/photos/173066699/1342800) - ![Photo](/listings/photos/173066699/1342805) - ![Photo](/listings/photos/173066699/1342808) - ![Photo](/listings/photos/173066699/1342813) - ![Photo](/listings/photos/173066699/1342815) - ![Photo](/listings/photos/173066699/1342817) - ![Photo](/listings/photos/173066699/1342819) - ![Photo](/listings/photos/173066699/1342821) - ![Photo](/listings/photos/173066699/1342823) ## Floorplans - ![Floorplan 1](/listings/photos/173066699/1342825) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | CHESHAM MANSIONS 25-27 FLAT 2 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £325,000 | 28/01/2015 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | PERCIVAL MANSIONS FLAT 24 PERCIVAL TERRACE, KEMP TOWN, BRIGHTON, BRIGHTON AND HOVE, BN2 1FP | £480,000 | 09/01/2026 | Flat | | [Same street] CHESHAM MANSIONS, 25 - 27 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £360,000 | 05/12/2025 | Flat | | 4 FLAT 1B CLARENDON TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FD | £172,500 | 01/12/2025 | Flat | | 17 FIRST FLOOR FLAT CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £365,000 | 23/09/2025 | Flat | | [Same street] EATON COURT 29-31 FLAT 1 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £426,500 | 22/09/2025 | Flat | | [Same street] 39 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £793,000 | 06/06/2025 | Flat | | [Same street] 35B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £440,000 | 08/04/2025 | Flat | | 6 FLAT A EASTERN TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1DJ | £330,000 | 31/03/2025 | Flat | | 3 FLAT 4 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £440,000 | 21/03/2025 | Flat | | 11A CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £365,000 | 03/03/2025 | Flat | | 17 FLAT 5 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £182,500 | 28/02/2025 | Flat | | [Same street] 46 FLAT A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £440,000 | 18/12/2024 | Flat | | [Same street] 47 FLAT 2 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £165,000 | 19/09/2024 | Flat | | [Same street] EATON COURT 29-31 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £450,000 | 12/06/2024 | Flat | | SURREY HOUSE 18 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EW | £280,000 | 19/03/2024 | Flat | | SURREY HOUSE 18 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EW | £280,000 | 19/03/2024 | Flat | | CHICHESTER HOUSE GROUND FLOOR FLAT CHICHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FN | £615,000 | 24/11/2023 | Flat | | CAVENDISH COURT 2 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £205,000 | 22/09/2023 | Flat | | [Same street] CHESHAM MANSIONS, 25 - 27 FLAT 1A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £375,000 | 22/08/2023 | Flat | | CAVENDISH COURT 5 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £212,500 | 06/06/2023 | Flat | | CAVENDISH COURT 21 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £156,500 | 06/06/2023 | Flat | | 14 BASEMENT FLAT CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £378,000 | 01/06/2023 | Flat | | [Same street] 39B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £300,000 | 21/04/2023 | Flat | | 10 FLAT 1 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £475,000 | 04/04/2023 | Flat | | 7 GROUND FLOOR FLAT PASTON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1HA | £310,000 | 21/12/2022 | Flat | | 2 - 3 FLAT 1 CLARENDON TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FD | £983,000 | 19/12/2022 | Flat | | 9 SUDELEY TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1HD | £600,000 | 14/12/2022 | Flat | | CAVENDISH COURT 29 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £159,999 | 02/12/2022 | Flat | | CAVENDISH COURT 13 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £140,000 | 01/12/2022 | Flat | | [Same street] EATON COURT 29-31 FLAT 5 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £468,000 | 15/02/2022 | Flat | | [Same street] EATON COURT 29-31 FLAT 1 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £350,000 | 21/12/2021 | Flat | | [Same street] 44 FLAT 4 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £277,000 | 01/10/2021 | Flat | **Street average:** £403,708 (12 sales) **Area average:** £356,500 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £272,142 (108 Flat, BN2, 2024–2026) - **Deviation:** +47% ## Rental Range *ONS Price Index of Private Rents (Brighton and Hove). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,634/mo - **Realistic:** £1,816/mo - **Optimistic:** £1,998/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Brighton and Hove (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £918/mo ## 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 | |------|------|------|------|------| | 1 Bed Flat, Paston Place, BN2 | £2,300/mo | 1 | 0.12 miles | OpenRent | | 1 Bed Flat, Marine Square, BN2 | £1,800/mo | 1 | 0.22 miles | OpenRent | | Studio Flat, Bloomsbury Place, BN2 | £1,300/mo | 1 | 0.29 miles | OpenRent | | 1 Bed Flat, Hotel Rooms Ensuite, BN2 | £1,095/mo | 1 | 0.51 miles | OpenRent | | 1 Bed Flat, First Floor, BN2 | £2,200/mo | 1 | 0.69 miles | OpenRent | | 1 Bed Flat, Mariners Quay, BN2 | £1,600/mo | 1 | 0.71 miles | OpenRent | | 1 Bed Flat, Queens Park Road, BN2 | £1,550/mo | 1 | 0.71 miles | OpenRent | **Average rent: £1,692/mo (7 listings)** ## 1% Rule - **Rent ratio:** 0.4% (weak for cashflow) - **Max investor price (0.8%):** £200,000 - **Target investor price (1%):** £160,000 *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 £1,600/mo).* - **Gross yield:** 4.8% - **Cost-to-rent:** 20.8× - **Monthly cashflow:** £-160/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.7% *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).* ## Price per Square Metre - **£/m²:** £5,556/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -14.9% - **10y growth:** 2.2% ## House Price Index (HM Land Registry) *Official index for Brighton and Hove; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3.1% - **5y growth (index):** -0.2% - **10y growth (index):** 15.1% ## 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)