# 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:** -10.1%
- **10y growth:** 19.1%

## 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)