Sold Retail Property (high street)

FLAT 4

186 - 188, PORTLAND ROAD, HOVE, BRIGHTON AND HOVE BN3 5QN

452 sq ft Listed 21 Oct 2025 (-235d)

£1,667 pcm

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# High street retail property to lease (BN3 5QN)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, 186 - 188, PORTLAND ROAD, HOVE, BRIGHTON AND HOVE BN3 5QN |
| Price | £1,667 pcm |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 42 m² |
| Last sold | £180,000 Aug 2011 |

## Description

Description

A chance to occupy this large E class premises within Portland Road, one of the main commercial thoroughfares of Hove.  The premises benefits from a 44ft return frontage and is configured as mostly open plan with front reception area and main trading space behind, alongside w/c facilities.  To the rear is an enclosed yard with roller shutter access from both the property and Titian Road.

Location

Situated on the southern side of Portland Road, Hove.  Aldrington and Portslade Station are close by, and local traders include Ackerman Music, The Stoneham, Quaff Wine, Danny’s Restaurant, Kamsons Pharmacy and Hove Dental Clinic.

Terms

Available by way of a lease assignment with the property held on an effective full repairing and insuring lease for term of 12 years dated June 2021, expiring June 2033.  The current passing rent is £20,000 per annum exclusive.  There is a tenant only break dated 2 June 2029.

## Property Photos

- ![Details Main.jpeg](/listings/photos/168421040/265467) - Details Main.jpeg
- ![Internal 1.jpeg](/listings/photos/168421040/265469) - Internal 1.jpeg
- ![Internal 2.jpeg](/listings/photos/168421040/265471) - Internal 2.jpeg
- ![IMG_8486.jpeg](/listings/photos/168421040/265473) - IMG_8486.jpeg
- ![IMG_8487.jpeg](/listings/photos/168421040/265475) - IMG_8487.jpeg
- ![IMG_8491.jpeg](/listings/photos/168421040/265477) - IMG_8491.jpeg
- ![IMG_8492.jpeg](/listings/photos/168421040/265479) - IMG_8492.jpeg
- ![IMG_8494.jpeg](/listings/photos/168421040/265482) - IMG_8494.jpeg
- ![IMG_8495.jpeg](/listings/photos/168421040/265484) - IMG_8495.jpeg
- ![IMG_8498.jpeg](/listings/photos/168421040/265487) - IMG_8498.jpeg
- ![IMG_8499.jpeg](/listings/photos/168421040/265490) - IMG_8499.jpeg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 186 - 188 FLAT 4 PORTLAND ROAD, HOVE, BRIGHTON AND HOVE, BN3 5QN | £180,000 | 30/08/2011 | 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 |
|---------|-------|------|------|
| 178A PORTLAND ROAD, HOVE, BRIGHTON AND HOVE, BN3 5QN | £365,000 | 31/03/2025 | Other |
| 190 PORTLAND ROAD, HOVE, BRIGHTON AND HOVE, BN3 5QN | £110,000 | 18/05/2022 | Other |
| 179 GARAGES TO THE NORTH OF PORTLAND ROAD, HOVE, BRIGHTON AND HOVE, BN3 5QJ | £50,000 | 22/09/2021 | Other |

**Area average:** £175,000 (3 sales)

## Price vs local average

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

- **Local average:** £423,846 (13 Other, BN3, 2024–2026)
- **Deviation:** -99.6%

## Rental Range

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

- **Low:** £1,640/mo
- **Realistic:** £1,822/mo
- **Optimistic:** £2,004/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Hove, BN3 | £3,500/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Flat, The Priory, BN3 | £1,450/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Flat, Eaton Gardens, BN3 | £4,000/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Flat, Parking Incl & Pet Friendly, BN3 | £1,975/mo | 2 | 0.89 miles | OpenRent |

**Average rent: £2,731/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 164.25% (strong)
- **Max investor price (0.8%):** £342,250
- **Target investor price (1%):** £273,800

*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 £2,738/mo).*

- **Gross yield:** 1971%
- **Cost-to-rent:** 0.1×
- **Monthly cashflow:** £2,433/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6038.4%

*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:** £40/m²

## Capital growth trend

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

- **5y growth:** 48.3%
- **10y growth:** -51.5%

## House Price Index (HM Land Registry)

*Official index for Brighton and Hove; All dwelling types series; as of March 2026.*

- **1y growth (index):** -3.4%
- **5y growth (index):** 5.4%
- **10y growth (index):** 23.1%

## 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)

Details Main.jpeg Internal 1.jpeg Internal 2.jpeg IMG_8486.jpeg IMG_8487.jpeg IMG_8491.jpeg IMG_8492.jpeg IMG_8494.jpeg IMG_8495.jpeg IMG_8498.jpeg IMG_8499.jpeg

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Property details

Tenure

LEASEHOLD

Floor area

42 m²

Year built

England and Wales: 2007-2011

Last sold

£180,000 Aug 2011

Price per m²

£40/m²

Local average

£423,846 (-99.6%)

Deprivation

Decile 8 (23,982 of 33,755)

Street crime

442 incidents within 1 mile (Apr 2026)

Key features

Large E Class premises
Enclosed yard with roller shutter access
Close to Aldrington and Portslade Station

Additional details

Garden: Yes

Description

Description
A chance to occupy this large E class premises within Portland Road, one of the main commercial thoroughfares of Hove. The premises benefits from a 44ft return frontage and is configured as mostly open plan with front reception area and main trading space behind, alongside w/c facilities. To the rear is an enclosed yard with roller shutter access from both the property and Titian Road.

Location
Situated on the southern side of Portland Road, Hove. Aldrington and Portslade Station are close by, and local traders include Ackerman Music, The Stoneham, Quaff Wine, Danny’s Restaurant, Kamsons Pharmacy and Hove Dental Clinic.

Terms
Available by way of a lease assignment with the property held on an effective full repairing and insuring lease for term of 12 years dated June 2021, expiring June 2033. The current passing rent is £20,000 per annum exclusive. There is a tenant only break dated 2 June 2029.

Listed by

East Sussex

GRAVES SON AND PILCHER LLP

Reference: 168421040

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	30/08/2011 (14 years ago)	£180,000	—

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
178A PORTLAND ROAD, HOVE, BRIGHTON AND HOVE, BN3 5QN	£365,000	31/03/2025	Other
190 PORTLAND ROAD, HOVE, BRIGHTON AND HOVE, BN3 5QN	£110,000	18/05/2022	Other
179 GARAGES TO THE NORTH OF PORTLAND ROAD, HOVE, BRIGHTON AND HOVE, BN3 5QJ	£50,000	22/09/2021	Other

Area average: £175,000 (3 sales)

Capital growth trend

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

5y growth 48.3%

10y growth -51.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Brighton and Hove. Series: All dwelling types. As of March 2026.

1y (index) -3.4%

5y (index) 5.4%

10y (index) 23.1%

Rental Range

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

Low £1,640/mo

Realistic £1,822/mo

Optimistic £2,004/mo

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

LHA (30th percentile) floor for Brighton and Hove: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View BN3 5QN

Nearby

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

Type	Name	Distance
Bus stop	Scott Road	0.0 miles
Shop	Unknown	0.0 miles
Hospital	Aldrington House	0.3 miles
Train station	Aldrington	0.3 miles
Hospital	Nevill Hospital	0.6 miles
Train station	Hove	0.8 miles
University	University of Brighton Phoenix Halls	2.4 miles
University	University of Brighton Moulesecoomb Campus	3.0 miles

Street-level crime

Category	Count
Violence and sexual offences	130
Anti-social behaviour	91
Shoplifting	64
Public order	38
Criminal damage and arson	29
Other theft	28
Vehicle crime	20
Burglary	12
Other crime	9
Drugs	6
Robbery	6
Bicycle theft	5
Possession of weapons	4
Total incidents	442

Within 1 mile during Apr 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
The Lioncare School	Other	0.2 miles	Good — 14 Nov 2021
Hove Junior School	Primary	0.2 miles	Good — 8 Dec 2011
West Hove Infant School	Primary	0.2 miles	— (Inspected (no overall grade))
St Christopher's School	Other	0.3 miles	— (No rating)
Brighton and Hove Clinic School	Other	0.4 miles	Outstanding — 18 Jun 2024

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Hove, BN3	£3,500/mo	2	0.8 miles	OpenRent
2 Bed Flat, The Priory, BN3	£1,450/mo	2	0.8 miles	OpenRent
2 Bed Flat, Eaton Gardens, BN3	£4,000/mo	2	0.8 miles	OpenRent
2 Bed Flat, Parking Incl & Pet Friendly, BN3	£1,975/mo	2	0.89 miles	OpenRent

Average rent: £2,731/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 164.25%

Max investor price (0.8%) £342,250

Target investor price (1%) £273,800

Gross yield 1971%

Cost-to-rent ratio 0.1×

Monthly cashflow £2,433/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6038.4%

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).

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