# 2 bedroom apartment for sale (BN41 1AR) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 18, KINGSTON HOUSE, 56A, GARDNER ROAD, BRIGHTON, PORTSLADE, WEST SUSSEX BN41 1AR | | Price | £240,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £232,000 Aug 2018 | ## Description **COMMUNAL** **ENTRANCE** **HALL** **** **** Stairs and lift to second floor.   **FRONT** **DOOR** **TO** **ENTRANCE** **HALL** **** ****   **ENTRANCE** **HALL** **** **** Built in storage cupboard housing wall mounted gas fired boiler and space for washing machine. Radiator.  **LOUNGE/DINING** **AREA** **** **15' 07" approx x 12' 07" approx (4.75m x 3.84m)** Window to front aspect, door to balcony, radiator, open to kitchen area.   **KITCHEN** **AREA** **** **12' 07" approx x 6' 04" approx (3.84m x 1.93m)** A range of wall and floor units and drawers with roll top work surfaces over incorporating a one and a half bowl single drainer sink unit with central mixer tap, 4 burner gas hob with electric double oven below and filter hood above. Space for fridge/freezer, space for dishwasher (currently housing floor unit,) extractor fan, tiled flooring.  **BALCONY** **** Outside light, views across Portslade.   **BEDROOM** **1** **** **12' 07" approx x 10' 11" approx (3.84m x 3.33m)** Window to front aspect, radiator.  **BEDROOM** **2** **** **13' 01" approx x 10' 06" approx (3.99m x 3.2m)** Window to front aspect, radiator, built in double wardrobe.   **FAMILY** **BATHROOM** **** **** Panel enclosed bath with central mixer tap and shower attachment, pedestal wash hand basin with central mixer tap, low level flush WC, heated towel rail, part tiled walls, tiled flooring, extractor fan.   **OUTSIDE** ****   **COMMUNAL** **GROUNDS** **&** **GARDENS** **** Well maintained grounds and gardens.   **ALLOCATED** **PARKING** **SPACE** **&** **VISITOR** **PARKING** **BAYS** ****   ## Property Photos - ![Photo](/listings/photos/71305352/1328977) - ![Photo](/listings/photos/71305352/1328981) - ![Photo](/listings/photos/71305352/1328983) - ![Photo](/listings/photos/71305352/1328987) - ![Photo](/listings/photos/71305352/1328990) - ![Photo](/listings/photos/71305352/1328994) - ![Photo](/listings/photos/71305352/1328996) - ![Photo](/listings/photos/71305352/1328998) - ![Photo](/listings/photos/71305352/1329000) - ![Photo](/listings/photos/71305352/1329001) - ![Photo](/listings/photos/71305352/1329002) ## Floorplans - ![Floorplan 1](/listings/photos/71305352/1329003) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/71305352/1329004) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | KINGSTON HOUSE, 56A FLAT 18 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £232,000 | 07/08/2018 | Flat | | KINGSTON HOUSE, 56A FLAT 18 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £117,000 | 15/09/2010 | 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:** -0.1% ## 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:** 0.63% (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:** 7.5% - **Cost-to-rent:** 13.3× - **Monthly cashflow:** £380/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 6.5% *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).* ## 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)