# 2 bedroom flat for sale (BN12 4BJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 CHESHAM CLOSE, WORTHING, GORING BY SEA, WEST SUSSEX BN12 4BJ |
| Price | £265,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 65 m² |
| Last sold | £262,500 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £529/year

### Recommendations
- B (1,500)
- W1 (1,200)
- E (10)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9138-2896-7100-9895-8645)

## Description

Step Inside

With easy access to the beach, local shops and commuter routes, this Goring-by-Sea flat offers the best of both worlds. Sitting on the ground floor of a favoured two storey cul de sac development with attractive communal gardens, it has the added benefit of a private street entrance and a garage in a nearby compound. 

Impressively sized, a double aspect layout flows from an enclosed entrance porch into a spacious lounge/dining room where a focal point fireplace and picture rails lend plenty of charm and character. Wide bay windows supply the perfect spot for a large dining table, a herringbone floor stretches out underfoot and patterned chimney breast alcoves add a tasteful finishing touch. A trio of doors unfold onto a duo of double bedrooms and an inner hallway that leads the way to a generously sized Shaker kitchen. Its broad galley design provides plenty of storage and workspace and has space and plumbing for a range of freestanding appliances including a cooker, washing machine, fridge freezer and dishwasher. 

The notable proportions and level of presentation continue in each of the double bedrooms and whilst both have picture rails and plush carpeting, the excellent main bedroom has a feature patterned wall. Together they share a stylish modern bathroom that has a full size bath with an overhead shower, a heated towel radiator and coastal blue mosaic detailing. Its herringbone floor matches that of the lounge and kitchen creating a hugely cohesive interior design scheme. 

Outside a private garage is just moments away in a nearby compound and residents of this popular complex have access to established lawns of superbly planted and maintained communal gardens. It is good to note that the current owner pays a service charge of £125 per quarter. This includes building insurance and the maintenance of the communal gardens.

In Your Local Area

Chesham Close adjoins Sea Place leading directly down to the Greensward and beach of Goring-by-Sea in one direction and up to the host of shops and amenities of Goring Road in the other. Nearby Ferring has a village feel and additional amenities while the A259 supplies easy access to the centre of Worthing where you`ll find a bustling high street with plenty of choice for shops, bars and restaurants, along with supermarkets such as Waitrose and Marks & Spencer. Durrington-on-Sea mainline station and Worthing Leisure Centre are both circa half a mile from your door and local schools include Kamelia Kids Nursery and Beach School, Elm Grove Primary School, West Park CE Primary School, Orchards Junior School and West Park After School Club. 

**Flood Risk**

Surface Water - Very Low

Rivers & Sea - Very Low

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/158660750/420160) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/158660750/420161) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 CHESHAM CLOSE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BJ | £262,500 | 10/10/2025 | Flat |
| 28 CHESHAM CLOSE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BJ | £188,000 | 21/02/2017 | Flat |
| 28 CHESHAM CLOSE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BJ | £47,000 | 27/04/1995 | 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 |
|---------|-------|------|------|
| [Same street] 18 CHESHAM CLOSE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BJ | £290,000 | 08/12/2023 | Flat |
| 62A SEA PLACE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BY | £240,000 | 03/03/2023 | Flat |
| [Same street] 23 CHESHAM CLOSE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BJ | £375,500 | 02/12/2022 | Semi-detached |
| 67 SEA PLACE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BS | £320,000 | 21/10/2022 | Flat |
| 21 FLAT 1 ROSE WALK, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4AU | £257,500 | 14/10/2022 | Flat |
| 19B TOP FLOOR FLAT ROSE WALK, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4AU | £176,500 | 24/08/2022 | Flat |
| [Same street] 7 CHESHAM CLOSE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BJ | £296,500 | 25/07/2022 | Flat |
| 62 ROBSON ROAD, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4EF | £375,000 | 28/03/2022 | Flat |
| 102 SEA PLACE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BH | £265,000 | 22/02/2022 | Flat |
| 107A GEORGE V AVENUE, WORTHING, WEST SUSSEX, BN11 5SD | £250,000 | 18/02/2022 | Flat |
| [Same street] 4 CHESHAM CLOSE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BJ | £232,500 | 17/12/2021 | Flat |
| [Same street] 37 CHESHAM CLOSE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BJ | £242,500 | 30/09/2021 | Flat |
| 17 ROSE WALK, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4AU | £221,000 | 29/09/2021 | Flat |
| [Same street] 38 CHESHAM CLOSE, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4BJ | £187,000 | 27/09/2021 | Flat |
| 48 TOP FLOOR FLAT PEMBROKE AVENUE, WORTHING, WEST SUSSEX, BN11 5QT | £283,000 | 27/09/2021 | Flat |
| 42A PEMBROKE AVENUE, WORTHING, WEST SUSSEX, BN11 5QT | £330,000 | 16/09/2021 | Flat |
| 15 FIRST FLOOR FLAT ROSE WALK, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4AU | £260,000 | 25/06/2021 | Flat |
| 45A ROBSON ROAD, GORING BY SEA, WORTHING, WEST SUSSEX, BN12 4EE | £384,000 | 23/06/2021 | Flat |

**Street average:** £270,667 (6 sales)
**Area average:** £280,167 (12 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £206,417 (18 Flat, BN12, 2024–2026)
- **Deviation:** +28.4%

## Rental Range

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

- **Low:** £1,180/mo
- **Realistic:** £1,311/mo
- **Optimistic:** £1,442/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 2 Bed Bungalow, Parklands Avenue, BN12 | £1,350/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Skyline Apartments, BN12 | £1,200/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, The Boulevard, BN12 | £1,150/mo | 2 | 0.6 miles | OpenRent |
| 2 Bed Flat, Ollivers Chase, BN12 | £1,275/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £1,244/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.47% (weak for cashflow)
- **Max investor price (0.8%):** £154,750
- **Target investor price (1%):** £123,800

*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 £1,238/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.8×
- **Monthly cashflow:** £46/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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:** £4,077/m²

## Capital growth trend

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

- **5y growth:** -23.5%
- **10y growth:** 9.3%

## House Price Index (HM Land Registry)

*Official index for Worthing; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.9%
- **5y growth (index):** -0.6%
- **10y growth (index):** 13.8%

## 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)