Sold STC Terraced

8 HERBERT ROAD

BRIGHTON, BRIGHTON AND HOVE BN1 6PB

3 beds 75 m² Listed 7 Nov 2025 (-220d)

£425,000

Guide Price

Save

# 3 bedroom terraced house for sale (BN1 6PB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 HERBERT ROAD, BRIGHTON, BRIGHTON AND HOVE BN1 6PB |
| Price | £425,000 |
| Bedrooms | 3 |
| Last sold | £477,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 22/11/2030
- **Est. upgrade cost to C:** £3,623

### Recommendations
- B (£500 - £1,500)
- C (£15 - £30)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3290-3275-0022-7026-0903)

## Description

Sold for an undisclosed amount

**For Sale By Auction on Tuesday 02 December 2025**

*Guide Price £425,000

Freehold Arranged As 2 x Self-Contained Flats Requiring Modernisation

Description

Freehold mid-terraced property set over 3 floors - currently arranged as 2 x self-contained flats. The lower ground floor flat comprises of a living room, bedroom, bathroom, kitchen  and private garden. Over the ground and first floor is a vacant self -contained maisonette comprising living room, kitchen, bathroom and 2 x bedrooms.

Situation

The property is located in the popular residential area of Preston Park/Fiveways, Brighton. Just a few minutes walk from Preston Park, with its array of recreational facilities and a short walk to popular local primary and secondary schools.  Preston Park Mainline Railway Station is less than a mile from the property, offering direct routes to London Bridge (64 minutes).

**NB WE DRAW YOUR ATTENTION TO THE SPECIAL CONDITIONS IN THE LEGAL PACK, REFERRING TO OTHER CHARGES IN ADDITION TO THE PURCHASE PRICE. PLEASE ENSURE YOU READ THE SPECIAL CONDITIONS THOROUGHLY**

Tenure - Freehold

Tenancy

Maisonette - Vacant

8a  - Let on an Assured Shorthold Agreement for 6 months, from the 15th November 2024 at a rent of £1100 pcm - tenant holding over.

Accommodation

8 - GROUND FLOOR

Living Room - 4.34 x 3.33

Kitchen/Dining Room - 3.56 x 2.71

Bath/WC

FIRST FLOOR

Bedroom 1 - 4.59 x 3.56

Bedroom 2 - 3.61 x 2.76

Total Floor Area - 71.68 sq.m.

8a Basement Flat

Living/Dining Room - 3.45 x 2.71

Kitchen - 3.57 x 2.89

Bedroom - 4.34 x 3.32

Total Floor Area - 43.43

Council Tax -

Maisonette - B

8a (basement) - A

EPC Rating -

Maisonette - C

8a (basement) - D

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/169119791/500913) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17281997
- **Address:** 8 Acacia Court  Herbert Road, Brighton, BN1 6PB
- **Certificate Issued:** 17/05/2026
- **Work Completed:** 11/05/2026
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 HERBERT ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PB | £477,000 | 05/02/2026 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 LODER ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PJ | £675,000 | 13/11/2025 | Terraced |
| 42 OSBORNE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LQ | £662,500 | 10/11/2025 | Terraced |
| 115 WALDEGRAVE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6GJ | £843,000 | 19/08/2025 | Terraced |
| 44 LOWTHER ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LG | £925,000 | 04/08/2025 | Terraced |
| 36 LOWTHER ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LG | £775,000 | 18/12/2023 | Terraced |
| 9 BATES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PF | £810,000 | 21/11/2023 | Terraced |
| 136 HAVELOCK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6GQ | £722,500 | 17/11/2023 | Terraced |
| 54 BATES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PG | £594,000 | 07/11/2023 | Terraced |
| 64 OSBORNE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LQ | £655,000 | 30/10/2023 | Terraced |
| 85 CHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN1 6GD | £860,000 | 27/10/2023 | Terraced |
| 128 BEACONSFIELD VILLAS, BRIGHTON, BRIGHTON AND HOVE, BN1 6HE | £1,040,000 | 20/10/2023 | Terraced |
| 9 HARRINGTON VILLAS, BRIGHTON, BRIGHTON AND HOVE, BN1 6RG | £527,500 | 11/10/2023 | Terraced |
| 42 OSBORNE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LQ | £640,000 | 05/10/2023 | Terraced |
| 74 CHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN1 6GD | £870,000 | 28/09/2023 | Terraced |
| 5 LODER ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PL | £712,000 | 15/09/2023 | Terraced |
| 59 GORDON ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PE | £635,000 | 12/09/2023 | Terraced |
| 88 BEACONSFIELD VILLAS, BRIGHTON, BRIGHTON AND HOVE, BN1 6HE | £875,000 | 25/08/2023 | Terraced |
| 105 WALDEGRAVE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6GJ | £925,000 | 06/07/2023 | Terraced |
| 15 OSBORNE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LR | £780,000 | 27/06/2023 | Terraced |
| 70 BALFOUR ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6NB | £750,000 | 05/05/2023 | Terraced |

**Area average:** £763,825 (20 sales)

## Price vs local average

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

- **Local average:** £604,208 (63 Terraced, BN1, 2024–2026)
- **Deviation:** -29.7%

## 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).*

- **LHA floor (this property size):** £1,446/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Chester Terrace, BN1 | £2,750/mo | 3 | 0.21 miles | OpenRent |
| 3 Bed Flat, Preston Road, BN1 | £850/mo | 3 | 0.7 miles | OpenRent |
| 3 Bed Flat, Top  Preston Road, BN1 | £2,695/mo | 3 | 0.79 miles | OpenRent |

**Average rent: £2,098/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £336,875
- **Target investor price (1%):** £269,500

*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 £2,695/mo).*

- **Gross yield:** 7.6%
- **Cost-to-rent:** 13.1×
- **Monthly cashflow:** £727/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.1%

*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:** £6,855/m²

## Capital growth trend

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

- **5y growth:** -4.4%
- **10y growth:** 8%

## House Price Index (HM Land Registry)

*Official index for Brighton and Hove; Terraced series; as of March 2026.*

- **1y growth (index):** -0.9%
- **5y growth (index):** 11.4%
- **10y growth (index):** 32.5%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

75 m²

EPC rating

Last sold

£477,000 Feb 2026

Price per m²

£6,855/m²

Local average

£604,208 (-29.7%)

Deprivation

Decile 6 (18,640 of 33,755)

Street crime

392 incidents within 1 mile (Apr 2026)

Additional details

Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Sold for an undisclosed amount

For Sale By Auction on Tuesday 02 December 2025

*Guide Price £425,000

Freehold Arranged As 2 x Self-Contained Flats Requiring Modernisation

Description
Freehold mid-terraced property set over 3 floors - currently arranged as 2 x self-contained flats. The lower ground floor flat comprises of a living room, bedroom, bathroom, kitchen and private garden. Over the ground and first floor is a vacant self -contained maisonette comprising living room, kitchen, bathroom and 2 x bedrooms.

Situation

The property is located in the popular residential area of Preston Park/Fiveways, Brighton. Just a few minutes walk from Preston Park, with its array of recreational facilities and a short walk to popular local primary and secondary schools. Preston Park Mainline Railway Station is less than a mile from the property, offering direct routes to London Bridge (64 minutes).

NB WE DRAW YOUR ATTENTION TO THE SPECIAL CONDITIONS IN THE LEGAL PACK, REFERRING TO OTHER CHARGES IN ADDITION TO THE PURCHASE PRICE. PLEASE ENSURE YOU READ THE SPECIAL CONDITIONS THOROUGHLY

Tenure - Freehold

Tenancy
Maisonette - Vacant
8a - Let on an Assured Shorthold Agreement for 6 months, from the 15th November 2024 at a rent of £1100 pcm - tenant holding over.

Accommodation
Accommodation
8 - GROUND FLOOR
Living Room - 4.34 x 3.33
Kitchen/Dining Room - 3.56 x 2.71
Bath/WC

FIRST FLOOR
Bedroom 1 - 4.59 x 3.56
Bedroom 2 - 3.61 x 2.76
Total Floor Area - 71.68 sq.m.

8a Basement Flat
Living/Dining Room - 3.45 x 2.71
Kitchen - 3.57 x 2.89
Bedroom - 4.34 x 3.32
Total Floor Area - 43.43

Council Tax -
Maisonette - B
8a (basement) - A

EPC Rating -
Maisonette - C
8a (basement) - D

Listed by

Auction House Sussex

Austin Gray Estate Agents

Reference: 169119791

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 23/11/2020

Expiry date: 22/11/2030

Est. upgrade cost to C: £3,623

Recommendations

Cavity wall insulation (£500 - £1,500)
Increase hot water cylinder insulation (£15 - £30)
Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #17281997 Recent

Property Details

Street: 8 Acacia Court Herbert Road

Town: Brighton

Postcode: BN1 6PB

Installation Details

Items: 5 windows

Certificate Issued: 17/05/2026

Work Completed: 11/05/2026

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Listed for sale	—	£425,000	-10.9%
Sold	05/02/2026 (4 months ago)	£477,000	—

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
38 LODER ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PJ	£675,000	13/11/2025	Terraced
42 OSBORNE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LQ	£662,500	10/11/2025	Terraced
115 WALDEGRAVE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6GJ	£843,000	19/08/2025	Terraced
44 LOWTHER ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LG	£925,000	04/08/2025	Terraced
36 LOWTHER ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LG	£775,000	18/12/2023	Terraced
9 BATES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PF	£810,000	21/11/2023	Terraced
136 HAVELOCK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6GQ	£722,500	17/11/2023	Terraced
54 BATES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PG	£594,000	07/11/2023	Terraced
64 OSBORNE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LQ	£655,000	30/10/2023	Terraced
85 CHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN1 6GD	£860,000	27/10/2023	Terraced
128 BEACONSFIELD VILLAS, BRIGHTON, BRIGHTON AND HOVE, BN1 6HE	£1,040,000	20/10/2023	Terraced
9 HARRINGTON VILLAS, BRIGHTON, BRIGHTON AND HOVE, BN1 6RG	£527,500	11/10/2023	Terraced
42 OSBORNE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LQ	£640,000	05/10/2023	Terraced
74 CHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN1 6GD	£870,000	28/09/2023	Terraced
5 LODER ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PL	£712,000	15/09/2023	Terraced
59 GORDON ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6PE	£635,000	12/09/2023	Terraced
88 BEACONSFIELD VILLAS, BRIGHTON, BRIGHTON AND HOVE, BN1 6HE	£875,000	25/08/2023	Terraced
105 WALDEGRAVE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6GJ	£925,000	06/07/2023	Terraced
15 OSBORNE ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6LR	£780,000	27/06/2023	Terraced
70 BALFOUR ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 6NB	£750,000	05/05/2023	Terraced

Area average: £763,825 (20 sales)

Capital growth trend

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

5y growth -4.4%

10y growth 8%

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

1y (index) -0.9%

5y (index) 11.4%

10y (index) 32.5%

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: £1,446/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BN1 6PB

Nearby

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

Type	Name	Distance
Shop	The Ginger Lily	0.1 miles
Shop	Taper Barbers	0.1 miles
Bus stop	St Mary's Church	0.1 miles
Train station	Preston Park	0.5 miles
Train station	London Road (Brighton)	0.7 miles
Hospital	The Montefiore Hospital	1.1 miles
University	University of Brighton Phoenix Halls	1.2 miles
Hospital	Aldrington House	2.0 miles
University	Silverstone SB309 Lecture Theatre	2.8 miles

Street-level crime

Category	Count
Anti-social behaviour	98
Violence and sexual offences	84
Shoplifting	58
Public order	30
Criminal damage and arson	26
Other theft	23
Vehicle crime	23
Burglary	13
Drugs	12
Other crime	9
Bicycle theft	6
Robbery	5
Possession of weapons	4
Theft from the person	1
Total incidents	392

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
Dorothy Stringer School	Secondary	0.3 miles	Good — 20 Nov 2023
St Bernadette's Catholic Primary School	Primary	0.3 miles	Good — 18 May 2012
Balfour Primary School	Primary	0.3 miles	Good — 18 Jan 2024
Brighton & Hove Montessori School	Other	0.4 miles	Requires improvement — 26 Apr 2023
Varndean College	Other	0.5 miles	— (No rating)

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
3 Bed Terraced House, Chester Terrace, BN1	£2,750/mo	3	0.21 miles	OpenRent
3 Bed Flat, Preston Road, BN1	£850/mo	3	0.7 miles	OpenRent
3 Bed Flat, Top Preston Road, BN1	£2,695/mo	3	0.79 miles	OpenRent

Average rent: £2,098/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%

Max investor price (0.8%) £336,875

Target investor price (1%) £269,500

Gross yield 7.6%

Cost-to-rent ratio 13.1×

Monthly cashflow £727/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.1%

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).