Sold Flat

LOWER GROUND FLOOR FLAT 2

2 KINGS GARDENS, HOVE, BRIGHTON AND HOVE BN3 2PE

3 beds Listed 7 May 2009 (-6225d)

£700,000

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# 3 bedroom flat for sale (BN3 2PE)

## Property Details

| Key | Value |
|-----|-------|
| Address | LOWER GROUND FLOOR FLAT 2, 2 KINGS GARDENS, HOVE, BRIGHTON AND HOVE BN3 2PE |
| Price | £700,000 |
| Bedrooms | 3 |
| Last sold | £230,000 Oct 2010 |

## Description

A splendid first floor Regency apartment in a sought after area on Hove seafront. Offers dining hall, 3/4 bedrooms, en suite, shower room + sep WC, large and airy reception and contemporary kitchen both overlooking Hove lawns and the sea with access to a balcony, passenger lift into the property and fabulous period details throughout. Must be viewed.

## Property Photos

- ![Photo](/listings/photos/22123072/477166)
- ![Photo](/listings/photos/22123072/477167)
- ![Photo](/listings/photos/22123072/477170)
- ![Photo](/listings/photos/22123072/477172)
- ![Photo](/listings/photos/22123072/477174)
- ![Photo](/listings/photos/22123072/477177)
- ![Photo](/listings/photos/22123072/477178)
- ![Photo](/listings/photos/22123072/477181)
- ![Photo](/listings/photos/22123072/477182)

## Floorplans

- ![Floorplan 1](/listings/photos/22123072/477185) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 LOWER GROUND FLOOR FLAT 2 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £230,000 | 06/10/2010 | Flat |
| 2 LOWER GROUND FLOOR FLAT 2 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £90,000 | 24/05/2000 | Flat |
| 2 LOWER GROUND FLOOR FLAT 2 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £68,000 | 22/05/2000 | 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 |
|---------|-------|------|------|
| KINGS HOUSE, 8 FLAT 49 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU | £550,000 | 28/11/2025 | Flat |
| ASHLEY COURT 5 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NP | £330,000 | 25/11/2025 | Flat |
| WARNHAM COURT 27 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NJ | £370,000 | 03/11/2025 | Flat |
| 1 BASEMENT FLAT 1A FOURTH AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PL | £272,000 | 22/08/2025 | Flat |
| 11 FLAT 2 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB | £1,100,000 | 22/07/2025 | Flat |
| 4 FRONT EAST GROUND FLOOR FLAT KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £225,000 | 17/03/2025 | Flat |
| 4 REAR BASEMENT FLAT KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £295,000 | 31/01/2025 | Flat |
| 15 FLAT 3 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PG | £1,100,000 | 10/11/2023 | Flat |
| 13 - 14 FLAT 9 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PG | £900,000 | 13/10/2023 | Flat |
| 12 FLAT 3A KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PF | £1,725,000 | 02/10/2023 | Flat |
| KINGS HOUSE, 8 FLAT 40 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU | £415,000 | 25/07/2023 | Flat |
| 2 FLAT 1 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £900,000 | 23/06/2023 | Flat |
| KINGS HOUSE, 8 FLAT 25 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU | £545,000 | 25/05/2023 | Flat |
| 1 FLAT 5 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB | £715,000 | 06/04/2023 | Flat |
| 17 FLAT 1 FOURTH AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PL | £120,000 | 21/12/2022 | Flat |
| KINGS HOUSE, 8 FLAT 6 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU | £495,000 | 20/12/2022 | Flat |
| VICTORIA COURT, 16 FLAT 11 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NH | £405,000 | 30/11/2022 | Flat |
| 4 FRONT WEST GROUND FLOOR FLAT KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £300,000 | 25/11/2022 | Flat |
| 13 FLAT 5 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB | £340,000 | 25/11/2022 | Flat |
| 1 FLAT 4 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £778,000 | 23/11/2022 | Flat |

**Area average:** £594,000 (20 sales)

## Price vs local average

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

- **Local average:** £357,399 (177 Flat, BN3, 2024–2026)
- **Deviation:** +95.9%

## 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

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £227,750
- **Target investor price (1%):** £182,200

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 15.3%
- **10y growth:** 15.6%

## House Price Index (HM Land Registry)

*Official index for Brighton and Hove; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -4.9%
- **5y growth (index):** -0.3%
- **10y growth (index):** 15%

## 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

Last sold

£230,000 Oct 2010

Local average

£357,399 (+95.9%)

Deprivation

Decile 7 (20,533 of 33,755)

Street crime

521 incidents within 1 mile (Mar 2026)

Key features

Amenities:Central Heating,Entrance Phone,Passenger Lift,Shower Room,
Local Facilities:Bars,Beach,Bus Stop,Restaurants,

Additional details

Garden: Yes

Description

Listed by

Brighton & Hove

Winkworth

Reference: 22123072

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

238% since 2000

Event	Date	Price	% change
Sold	06/10/2010 (15 years ago)	£230,000	+155.6%
Sold	24/05/2000 (25 years ago)	£90,000	+32.4%
Sold	22/05/2000 (26 years ago)	£68,000	—

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
KINGS HOUSE, 8 FLAT 49 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU	£550,000	28/11/2025	Flat
ASHLEY COURT 5 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NP	£330,000	25/11/2025	Flat
WARNHAM COURT 27 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NJ	£370,000	03/11/2025	Flat
1 BASEMENT FLAT 1A FOURTH AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PL	£272,000	22/08/2025	Flat
11 FLAT 2 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB	£1,100,000	22/07/2025	Flat
4 FRONT EAST GROUND FLOOR FLAT KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE	£225,000	17/03/2025	Flat
4 REAR BASEMENT FLAT KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE	£295,000	31/01/2025	Flat
15 FLAT 3 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PG	£1,100,000	10/11/2023	Flat
13 - 14 FLAT 9 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PG	£900,000	13/10/2023	Flat
12 FLAT 3A KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PF	£1,725,000	02/10/2023	Flat
KINGS HOUSE, 8 FLAT 40 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU	£415,000	25/07/2023	Flat
2 FLAT 1 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE	£900,000	23/06/2023	Flat
KINGS HOUSE, 8 FLAT 25 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU	£545,000	25/05/2023	Flat
1 FLAT 5 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB	£715,000	06/04/2023	Flat
17 FLAT 1 FOURTH AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PL	£120,000	21/12/2022	Flat
KINGS HOUSE, 8 FLAT 6 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU	£495,000	20/12/2022	Flat
VICTORIA COURT, 16 FLAT 11 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NH	£405,000	30/11/2022	Flat
4 FRONT WEST GROUND FLOOR FLAT KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE	£300,000	25/11/2022	Flat
13 FLAT 5 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB	£340,000	25/11/2022	Flat
1 FLAT 4 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE	£778,000	23/11/2022	Flat

Area average: £594,000 (20 sales)

Capital growth trend

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

5y growth 15.3%

10y growth 15.6%

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

1y (index) -4.9%

5y (index) -0.3%

10y (index) 15%

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 BN3 2PE

Nearby

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

Type	Name	Distance
Bus stop	Unknown	0.1 miles
Bus stop	Fourth Avenue	0.1 miles
Shop	Velvet	0.2 miles
Shop	Nick Rivett Sport	0.2 miles
Hospital	Aldrington House	0.7 miles
Train station	Hove	0.7 miles
Hospital	The Montefiore Hospital	0.8 miles
Train station	Aldrington	0.9 miles
University	University of Brighton Phoenix Halls	1.7 miles
University	Silverstone SB309 Lecture Theatre	4.6 miles

Street-level crime

Category	Count
Anti-social behaviour	129
Violence and sexual offences	122
Shoplifting	61
Other theft	46
Public order	42
Drugs	34
Criminal damage and arson	27
Other crime	19
Vehicle crime	14
Burglary	13
Bicycle theft	7
Possession of weapons	4
Theft from the person	2
Robbery	1
Total incidents	521

Within 1 mile during Mar 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
St Andrew's CofE (Aided) Primary School	Primary	0.4 miles	Good — 20 Apr 2015
Brighton and Hove Clinic School	Other	0.5 miles	Outstanding — 18 Jun 2024
Brunswick Primary School	Primary	0.6 miles	Requires improvement — 11 Jul 2024
The Montessori Place	Other	0.6 miles	Outstanding — 28 Sep 2022
South England International School	Other	0.7 miles	Good — 2 May 2023

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.26%

Max investor price (0.8%) £227,750

Target investor price (1%) £182,200

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).