# 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

- ![Photo](/listings/photos/72093345/1329042)
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- ![Photo](/listings/photos/72093345/1329051)
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- ![Photo](/listings/photos/72093345/1329053)
- ![Photo](/listings/photos/72093345/1329054)

## 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:** 10.3%

## 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)