Sold Flat

FLAT 11

KINGSTON HOUSE, 56A, GARDNER ROAD, BRIGHTON, PORTSLADE, WEST SUSSEX BN41 1AR

2 beds 1 baths 753 sq ft Listed 25 Jul 2020 (-2187d)

£249,000

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# 2 bedroom flat for sale (BN41 1AR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 11, KINGSTON HOUSE, 56A, GARDNER ROAD, BRIGHTON, PORTSLADE, WEST SUSSEX BN41 1AR |
| Price | £249,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 70 m² |
| Last sold | £210,000 Sep 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 27/07/2030

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0576-2818-7632-2220-9171)

## Description

**SECURE** **COMMUNAL** **ENTRANCE** **** With wall-mounted entry-phone system and communal door to:

**COMMUNAL** **ENTRANCE** **HALL** **** Passenger lift and stairs rising to first floor landing and personal front door to:

**ENTRANCE** **HALL** **** Double recessed airing/cloaks cupboard with electric heat source, slatted shelving, lighting and wall-mounted consumer unit with trip-switches. Radiator with thermostat controls, wall-mounted digital central heating thermostat controls, levelled ceiling door to:

**OPEN** **PLAN** **LIVING** **DINING** **KITCHEN** **AREA** **20' 9" approx x 19' 4" approx narrowing to 13' 5" in lounge area (6.32m x 5.89m)**

**KITCHEN** **AREA** **** With range of modern white high-shine fronted units comprising 1 & 1/4 single bowl and drainer sink unit with contemporary mixer tap over inset to 'L' shaped timber-effect work-surface. Range of cupboards and drawers under incorporating tall end double cupboard housing wall-mounted gas-fired digital combination boiler supplying on-demand domestic heating and hot water.  Space for tall appliance, fitted 'Electrolux' stainless steel digital fan-assisted double oven/grill with matching inset four-burner gas hob, stainless steel splash-back and extractor hood over. Range of matching wall-mounted cupboards, Ceramic tiled flooring opening to:

**LOUNGE** **AND** **DINING** **AREAS** **** Two double radiators with thermostat controls, TV and telephone point (subject to service providers regulations), levelled ceiling, rear aspect window with adjacent matching door leading out to:

**BALCONY** **** Being semi-enclosed with outside lighting.

**BEDROOM** **ONE** **11' 5" approx x 10' 11" approx (3.48m x 3.33m)** Rear aspect window, radiator with thermostat controls, telephone points (subject to service providers regulations) and levelled ceiling

**BEDROOM** **TWO** **10' 11" approx x 10' 4" approx (3.33m x 3.15m)** Rear aspect window, radiator with thermostat controls, fitted wardrobe with hanging rail and shelving, telephone point (subject to service providers regulations) and levelled ceiling.

**BATHROOM** **/** **WC** **** Modern fitted white suite comprising panelled bath with twin grips, mixer tap/shower attachment and glass screen over. Adjacent pedestal wash-hand basin with mixer tap and wall-mounted mirror-fronted vanity cupboard with shelving over.  Adjacent shaver point and ladder-style towel rail/radiator. Low-level push-button flush WC with concealed cistern, part-ceramic tile walls and flooring, levelled ceiling with extractor fan.

**OUTSIDE** ****

**COMMUNAL** **GARDENS** **** Maintained communal gardens surround the development.

**RESIDENTS** **PERMIT** **PARKING** ****

**LEASE** **** **** Length of lease: 125 years from the 1st April 2010.

Service charge: £1,148.64 approx. PA.

Ground rent: £250 approx. PA.

## Property Photos

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## EPC Graphs

- ![EPC 1](/listings/photos/72093345/1329055) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KINGSTON HOUSE, 56A FLAT 11 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £210,000 | 25/09/2015 | Flat |
| KINGSTON HOUSE, 56A FLAT 11 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £63,000 | 06/01/2011 | 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 |
|---------|-------|------|------|
| KINGSTON HOUSE, 56A FLAT 2 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 13/03/2025 | Flat |
| KINGSTON HOUSE, 56A FLAT 6 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £275,000 | 13/12/2024 | Flat |
| KINGSTON HOUSE, 56A FLAT 20 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £270,000 | 19/07/2024 | Flat |
| KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 09/02/2024 | Flat |
| KINGSTON HOUSE, 56A FLAT 10 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £137,500 | 29/09/2023 | Flat |
| KINGSTON HOUSE, 56A FLAT 14 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £265,000 | 17/07/2023 | Flat |
| 31 OLD MILL CLOSE, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PQ | £245,000 | 09/12/2022 | Flat |
| WESTLANDS COURT FLAT 24 WEST ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PR | £170,000 | 26/08/2022 | Flat |
| KINGSTON HOUSE, 56A FLAT 5 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £250,000 | 13/12/2021 | Flat |
| WYCK COURT FLAT 22 ST AUBYNS ROAD, FISHERSGATE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PW | £165,000 | 26/11/2021 | Flat |
| KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £250,000 | 29/09/2021 | Flat |
| HARBOUR HOUSE, 121 FLAT 22 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PN | £580,000 | 28/09/2021 | Flat |
| KINGSTON HOUSE, 56A FLAT 1 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £240,000 | 27/08/2021 | Flat |
| 5 LAYLANDS ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PP | £194,000 | 18/08/2021 | Flat |

**Area average:** £257,250 (14 sales)

## Price vs local average

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

- **Local average:** £240,167 (9 Flat, BN41, 2024–2026)
- **Deviation:** +3.7%

## Rental Range

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

- **Low:** £1,245/mo
- **Realistic:** £1,383/mo
- **Optimistic:** £1,521/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,097/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 Flat, St. Andrews Road, BN41 | £1,500/mo | 2 | 0.55 miles | OpenRent |

**Average rent: £1,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.8×
- **Monthly cashflow:** £344/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.7%

*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:** £3,557/m²

## Capital growth trend

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

- **5y growth:** -0.4%
- **10y growth:** 6.9%

## House Price Index (HM Land Registry)

*Official index for Adur; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -6.7%
- **5y growth (index):** -4%
- **10y growth (index):** 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)

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Property details

Tenure

LEASEHOLD

Floor area

70 m²

EPC rating

Year built

England and Wales: 2007-2011

Last sold

£210,000 Sep 2015

Price per m²

£3,557/m²

Local average

£240,167 (+3.7%)

Deprivation

Decile 3 (9,180 of 33,755)

Street crime

285 incidents within 1 mile (May 2026)

Key features

Modern first floor apartment
Popular location
Close to local amenities
A good size lounge, dining and kitchen areas
Pleasant balcony
Modern bathroom suite
Communal grounds
Resident & Visitor permit parking areas

Additional details

Parking: Yes
Garden: Yes

Description

SECURE COMMUNAL ENTRANCE ** With wall-mounted entry-phone system and communal door to:

COMMUNAL ENTRANCE HALL Passenger lift and stairs rising to first floor landing and personal front door to:

ENTRANCE HALL Double recessed airing/cloaks cupboard with electric heat source, slatted shelving, lighting and wall-mounted consumer unit with trip-switches. Radiator with thermostat controls, wall-mounted digital central heating thermostat controls, levelled ceiling door to:

OPEN PLAN LIVING DINING KITCHEN AREA 20' 9" approx x 19' 4" approx narrowing to 13' 5" in lounge area (6.32m x 5.89m)

KITCHEN AREA With range of modern white high-shine fronted units comprising 1 & 1/4 single bowl and drainer sink unit with contemporary mixer tap over inset to 'L' shaped timber-effect work-surface. Range of cupboards and drawers under incorporating tall end double cupboard housing wall-mounted gas-fired digital combination boiler supplying on-demand domestic heating and hot water. Space for tall appliance, fitted 'Electrolux' stainless steel digital fan-assisted double oven/grill with matching inset four-burner gas hob, stainless steel splash-back and extractor hood over. Range of matching wall-mounted cupboards, Ceramic tiled flooring opening to:

LOUNGE AND DINING AREAS Two double radiators with thermostat controls, TV and telephone point (subject to service providers regulations), levelled ceiling, rear aspect window with adjacent matching door leading out to:

BALCONY Being semi-enclosed with outside lighting.

BEDROOM ONE 11' 5" approx x 10' 11" approx (3.48m x 3.33m) Rear aspect window, radiator with thermostat controls, telephone points (subject to service providers regulations) and levelled ceiling

BEDROOM TWO 10' 11" approx x 10' 4" approx (3.33m x 3.15m) Rear aspect window, radiator with thermostat controls, fitted wardrobe with hanging rail and shelving, telephone point (subject to service providers regulations) and levelled ceiling.

BATHROOM / WC Modern fitted white suite comprising panelled bath with twin grips, mixer tap/shower attachment and glass screen over. Adjacent pedestal wash-hand basin with mixer tap and wall-mounted mirror-fronted vanity cupboard with shelving over. Adjacent shaver point and ladder-style towel rail/radiator. Low-level push-button flush WC with concealed cistern, part-ceramic tile walls and flooring, levelled ceiling with extractor fan.

OUTSIDE

COMMUNAL GARDENS Maintained communal gardens surround the development.

RESIDENTS PERMIT PARKING

LEASE ** Length of lease: 125 years from the 1st April 2010.
Service charge: £1,148.64 approx. PA.
Ground rent: £250 approx. PA.

Listed by

Southwick

Harrison Brant

Reference: 72093345

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 28/07/2020

Expiry date: 27/07/2030

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

233% since 2011

Event	Date	Price	% change
Sold	25/09/2015 (10 years ago)	£210,000	+233.3%
Sold	06/01/2011 (15 years ago)	£63,000	—

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
KINGSTON HOUSE, 56A FLAT 2 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£280,000	13/03/2025	Flat
KINGSTON HOUSE, 56A FLAT 6 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£275,000	13/12/2024	Flat
KINGSTON HOUSE, 56A FLAT 20 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£270,000	19/07/2024	Flat
KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£280,000	09/02/2024	Flat
KINGSTON HOUSE, 56A FLAT 10 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£137,500	29/09/2023	Flat
KINGSTON HOUSE, 56A FLAT 14 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£265,000	17/07/2023	Flat
31 OLD MILL CLOSE, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PQ	£245,000	09/12/2022	Flat
WESTLANDS COURT FLAT 24 WEST ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PR	£170,000	26/08/2022	Flat
KINGSTON HOUSE, 56A FLAT 5 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£250,000	13/12/2021	Flat
WYCK COURT FLAT 22 ST AUBYNS ROAD, FISHERSGATE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PW	£165,000	26/11/2021	Flat
KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£250,000	29/09/2021	Flat
HARBOUR HOUSE, 121 FLAT 22 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PN	£580,000	28/09/2021	Flat
KINGSTON HOUSE, 56A FLAT 1 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£240,000	27/08/2021	Flat
5 LAYLANDS ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PP	£194,000	18/08/2021	Flat

Area average: £257,250 (14 sales)

Capital growth trend

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

5y growth -0.4%

10y growth 6.9%

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

1y (index) -6.7%

5y (index) -4%

10y (index) 8%

Rental Range

Estimated market rent for Adur. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,245/mo

Realistic £1,383/mo

Optimistic £1,521/mo

Based on Local Authority from postcode lookup → Adur.

LHA (30th percentile) floor for Crawley & Reigate: £1,097/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BN41 1AR

Address

56a Gardner Road

Nearby

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

Type	Name	Distance
Bus stop	Gardner Road	0.1 miles
Shop	Second Chance The Lighthouse Community Church	0.1 miles
Shop	Laylands News	0.1 miles
Bus stop	Fishersgate Station	0.1 miles
Train station	Fishersgate	0.1 miles
Train station	Southwick	0.7 miles
Hospital	Aldrington House	1.6 miles
Hospital	The Montefiore Hospital	2.9 miles
University	University of Brighton Phoenix Halls	3.9 miles
University	University of Brighton Moulesecoomb Campus	4.5 miles

Street-level crime

Category	Count
Violence and sexual offences	94
Anti-social behaviour	69
Public order	29
Shoplifting	27
Criminal damage and arson	21
Other theft	17
Vehicle crime	7
Robbery	6
Drugs	5
Other crime	4
Possession of weapons	3
Burglary	2
Bicycle theft	1
Total incidents	285

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
Eastbrook Primary Academy	Primary	0.4 miles	Outstanding — 11 Sep 2015
St Mary's Catholic Primary School	Primary	0.4 miles	Good — 16 May 2014
Brackenbury Primary School	Primary	0.4 miles	Good — 8 May 2022
St Nicolas CofE Primary School	Primary	0.5 miles	Good — 12 Jan 2023
Benfield Primary School	Primary	0.6 miles	Good — 11 May 2016

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 Flat, St. Andrews Road, BN41	£1,500/mo	2	0.55 miles	OpenRent

Average rent: £1,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.6%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 7.2%

Cost-to-rent ratio 13.8×

Monthly cashflow £344/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.7%

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).