Sold STC Flat

9C

BEDFORD TOWERS, KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE BN1 2JG

2 beds 2 baths 990 sq ft Listed 7 May 2021 (-1900d)

£560,000

Save

# 2 bedroom apartment for sale (BN1 2JG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9C, BEDFORD TOWERS, KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE BN1 2JG |
| Price | £560,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 92 m² |
| Last sold | £603,000 Jul 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 05/10/2028
- **Current heating cost:** £338/year

### Recommendations
- E (55)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9817-2856-7905-9808-7701)

## Description

**** **** A superb, two bedroom, two bathroom, ninth floor (lift in block) apartment, located in highly sought after Bedford Towers with uninterrupted sea views across the English Channel.  Well proportioned accommodation spans approximately 102 square meters/1103 square feet and comprises; reception hallway with ample storage, kitchen with sea views and views over the remains of the historic West Pier, a 20'5 x 15'6 sitting/dining room with access out onto an enclosed balcony with new upvc sliding doors opening out onto a narrow balcony with sea views both to the south and west. (since the photograph was taken, this has had new doors fitted at considerable expense to the present owners).  Offered for sale with no onward chain.  Viewing essential.

**RECEPTION** **HALL** **** Two fitted storage cupboards.

**SITTING/DINING** **ROOM** **20' 5" x 15' 6" (6.23m x 4.74m)** Great size, South facing sitting room with sea views and doors leading out to the L shaped sun room with sliding doors opening onto a further narrow balcony, fantastic south and west facing views.

**KITCHEN** **11' 4" x 7' 8" (3.47m x 2.35m)** Upvc double glazed window to the front with uninterrupted sea views and views over the Historic West Pier. Range of fitted wall and base units, space and point for fridge/freezer, space and plumbing for washing machine, space and plumbing for slim-line dishwasher, oven and hob and extractor.

**SHOWER** **ROOM** **** Enclosed shower cubicle with thermostatically controlled shower, wash hand basin and wc.

**MASTER** **BEDROOM** **21' 5" x 11' 8" (6.55m x 3.58m)** Upvc double glazed windows to the front with sea views, radiator, opening into large walk-in wardrobe.

**BEDROOM** **TWO** **** **11' 9" x 11' 6" (3.59m x 3.52m)** Upvc double glazed window to the front with sea views, radiator, built-in storage.

**BATHROOM** **** Bathroom suite comprising wc, wash hand basin and bath with shower over, heated towel radiator.

**** **** Lease; 162 years remaining

Maintenance; To include heating and hot water £4,450.86 per annum plus an additional £1,980.00 per annum, contingency fund

Ground Rent; Nil

## Property Photos

- ![Photo](/listings/photos/106568834/1031189)
- ![Photo](/listings/photos/106568834/1031192)
- ![Photo](/listings/photos/106568834/1031195)
- ![Photo](/listings/photos/106568834/1031198)
- ![Photo](/listings/photos/106568834/1031200)
- ![Photo](/listings/photos/106568834/1031203)
- ![Photo](/listings/photos/106568834/1031208)
- ![Photo](/listings/photos/106568834/1031211)
- ![Photo](/listings/photos/106568834/1031215)
- ![Photo](/listings/photos/106568834/1031221)
- ![Photo](/listings/photos/106568834/1031224)
- ![Photo](/listings/photos/106568834/1031229)

## Floorplans

- ![Floorplan 1](/listings/photos/106568834/1031232) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/106568834/1031237) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BEDFORD TOWERS 9C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £603,000 | 23/07/2021 | 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 |
|---------|-------|------|------|
| ASTRA HOUSE FLAT 45 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL | £147,500 | 26/09/2025 | Flat |
| 6 FLAT 4 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS | £305,000 | 21/08/2025 | Flat |
| REBECCA COURT, 7 FLAT 2 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS | £425,000 | 28/03/2025 | Flat |
| BEDFORD TOWERS 7E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £390,000 | 05/07/2024 | Flat |
| BEDFORD TOWERS 6B KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £600,000 | 09/02/2024 | Flat |
| CAVENDISH HOUSE 11 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH | £175,000 | 30/11/2023 | Flat |
| ASTRA HOUSE FLAT 22 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £140,000 | 10/11/2023 | Flat |
| BEDFORD TOWERS 6F KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £520,000 | 19/09/2023 | Flat |
| ASTRA HOUSE FLAT 17 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £95,000 | 18/08/2023 | Flat |
| BEDFORD TOWERS 6E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £300,000 | 17/08/2023 | Flat |
| ASTRA HOUSE FLAT 31 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £120,000 | 10/07/2023 | Flat |
| ASTRA HOUSE FLAT 27 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £105,000 | 26/05/2023 | Flat |
| BEDFORD TOWERS 8C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £422,500 | 08/02/2023 | Flat |
| 7 FLAT 8 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £150,000 | 08/12/2022 | Flat |
| ASTRA HOUSE FLAT 23 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £200,000 | 02/12/2022 | Flat |
| BEDFORD TOWERS 12C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £680,000 | 30/11/2022 | Flat |
| CAVENDISH HOUSE 10 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH | £605,000 | 21/11/2022 | Flat |
| 12 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £370,000 | 15/11/2022 | Flat |
| ASTRA HOUSE FLAT 38 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL | £285,000 | 06/10/2022 | Flat |
| 11 FLAT 1 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £320,500 | 20/09/2022 | Flat |

**Area average:** £317,775 (20 sales)

## Price vs local average

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

- **Local average:** £311,924 (133 Flat, BN1, 2024–2026)
- **Deviation:** +79.5%

## 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):** £1,197/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 Maisonette, Western Road, BN1 | £3,000/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Maisonette, Western Road, BN1 | £3,000/mo | 2 | 0.19 miles | OpenRent |
| [Old Shoreham Road, Brighton](http://87.117.209.195:8080/listings/5b5eab0) | £1,650/mo | 2 | 0.78 miles | Rightmove |

**Average rent: £2,550/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 6.4%
- **Cost-to-rent:** 15.6×
- **Monthly cashflow:** £470/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.5%

*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:** £6,087/m²

## Capital growth trend

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

- **5y growth:** -10.3%
- **10y growth:** 18.6%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12

/ 12

Property details

Tenure

LEASEHOLD

Floor area

92 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£603,000 Jul 2021

Price per m²

£6,087/m²

Local average

£311,924 (+79.5%)

Deprivation

Decile 3 (8,912 of 33,755)

Street crime

1654 incidents within 1 mile (May 2026)

Key features

Two Double Bedrooms
Two Bathrooms
Ninth Floor (Lift In Block)
Uninterrupted Sea Views
Service Charge Includes Heating & Hot Water
Approx 1103 Square Feet/102 Square Meters
L Shaped Sun Lounge/Balcony
No Onward Chain
Leasehold
Viewing Essential

Additional details

Parking: Permit

Description

** A superb, two bedroom, two bathroom, ninth floor (lift in block) apartment, located in highly sought after Bedford Towers with uninterrupted sea views across the English Channel. Well proportioned accommodation spans approximately 102 square meters/1103 square feet and comprises; reception hallway with ample storage, kitchen with sea views and views over the remains of the historic West Pier, a 20'5 x 15'6 sitting/dining room with access out onto an enclosed balcony with new upvc sliding doors opening out onto a narrow balcony with sea views both to the south and west. (since the photograph was taken, this has had new doors fitted at considerable expense to the present owners). Offered for sale with no onward chain. Viewing essential.

RECEPTION HALL Two fitted storage cupboards.

SITTING/DINING ROOM 20' 5" x 15' 6" (6.23m x 4.74m) Great size, South facing sitting room with sea views and doors leading out to the L shaped sun room with sliding doors opening onto a further narrow balcony, fantastic south and west facing views.

KITCHEN 11' 4" x 7' 8" (3.47m x 2.35m) Upvc double glazed window to the front with uninterrupted sea views and views over the Historic West Pier. Range of fitted wall and base units, space and point for fridge/freezer, space and plumbing for washing machine, space and plumbing for slim-line dishwasher, oven and hob and extractor.

SHOWER ROOM Enclosed shower cubicle with thermostatically controlled shower, wash hand basin and wc.

MASTER BEDROOM 21' 5" x 11' 8" (6.55m x 3.58m) Upvc double glazed windows to the front with sea views, radiator, opening into large walk-in wardrobe.

BEDROOM TWO 11' 9" x 11' 6" (3.59m x 3.52m) Upvc double glazed window to the front with sea views, radiator, built-in storage.

BATHROOM Bathroom suite comprising wc, wash hand basin and bath with shower over, heated towel radiator.

** Lease; 162 years remaining
Maintenance; To include heating and hot water £4,450.86 per annum plus an additional £1,980.00 per annum, contingency fund
Ground Rent; Nil

Listed by

Brighton

Sure Property Solutions Ltd

Reference: 106568834

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 06/10/2018

Expiry date: 05/10/2028

Current heating cost: £338/year

Potential heating cost: £348/year

Recommendations

Low energy lighting for all fixed outlets (55)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	23/07/2021 (4 years ago)	£603,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
ASTRA HOUSE FLAT 45 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL	£147,500	26/09/2025	Flat
6 FLAT 4 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS	£305,000	21/08/2025	Flat
REBECCA COURT, 7 FLAT 2 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS	£425,000	28/03/2025	Flat
BEDFORD TOWERS 7E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£390,000	05/07/2024	Flat
BEDFORD TOWERS 6B KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£600,000	09/02/2024	Flat
CAVENDISH HOUSE 11 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH	£175,000	30/11/2023	Flat
ASTRA HOUSE FLAT 22 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£140,000	10/11/2023	Flat
BEDFORD TOWERS 6F KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£520,000	19/09/2023	Flat
ASTRA HOUSE FLAT 17 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£95,000	18/08/2023	Flat
BEDFORD TOWERS 6E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£300,000	17/08/2023	Flat
ASTRA HOUSE FLAT 31 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£120,000	10/07/2023	Flat
ASTRA HOUSE FLAT 27 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£105,000	26/05/2023	Flat
BEDFORD TOWERS 8C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£422,500	08/02/2023	Flat
7 FLAT 8 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ	£150,000	08/12/2022	Flat
ASTRA HOUSE FLAT 23 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£200,000	02/12/2022	Flat
BEDFORD TOWERS 12C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£680,000	30/11/2022	Flat
CAVENDISH HOUSE 10 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH	£605,000	21/11/2022	Flat
12 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ	£370,000	15/11/2022	Flat
ASTRA HOUSE FLAT 38 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL	£285,000	06/10/2022	Flat
11 FLAT 1 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ	£320,500	20/09/2022	Flat

Area average: £317,775 (20 sales)

Capital growth trend

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

5y growth -10.3%

10y growth 18.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Brighton and Hove. Series: Flats and maisonettes. As of April 2026.

1y (index) -3.1%

5y (index) -0.2%

10y (index) 15.1%

Rental Range

Estimated market rent for Brighton and Hove. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,634/mo

Realistic £1,816/mo

Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Brighton and Hove.

LHA (30th percentile) floor for Brighton and Hove: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BN1 2JG

Address

14 Cavendish Place

Nearby

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

Type	Name	Distance
Shop	Thingslicious	0.0 miles
Shop	West Pier News	0.0 miles
Bus stop	British Airways i360	0.1 miles
Bus stop	Waitrose	0.2 miles
Hospital	The Montefiore Hospital	0.6 miles
Train station	Brighton	0.7 miles
Train station	Aquarium	0.9 miles
University	University of Brighton Phoenix Halls	1.0 miles
Hospital	Aldrington House	1.5 miles
University	University of Brighton Moulesecoomb Campus	2.0 miles

Street-level crime

Category	Count
Anti-social behaviour	418
Violence and sexual offences	384
Shoplifting	299
Public order	160
Other theft	105
Drugs	77
Criminal damage and arson	59
Other crime	34
Robbery	27
Vehicle crime	24
Bicycle theft	22
Theft from the person	18
Burglary	15
Possession of weapons	12
Total incidents	1654

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
St Mary Magdalen Catholic Primary School	Primary	0.2 miles	Good — 5 Dec 2019
Brighton Girls GDST	Other	0.4 miles	— (No rating)
St Paul's CofE Primary School	Primary	0.4 miles	Requires improvement — 13 Jun 2023
Middle Street Primary School	Primary	0.4 miles	Good — 11 Jul 2024
Brunswick Primary School	Primary	0.6 miles	Requires improvement — 11 Jul 2024

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 Maisonette, Western Road, BN1	£3,000/mo	2	0.16 miles	OpenRent
2 Bed Maisonette, Western Road, BN1	£3,000/mo	2	0.19 miles	OpenRent
Old Shoreham Road, Brighton	£1,650/mo	2	0.78 miles	Rightmove

Average rent: £2,550/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £375,000

Target investor price (1%) £300,000

Gross yield 6.4%

Cost-to-rent ratio 15.6×

Monthly cashflow £470/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.5%

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).