Sold STC Maisonette

FLAT 5

EATON COURT 29-31, EATON PLACE, BRIGHTON, BRIGHTON AND HOVE BN2 1EG

3 beds 2 baths 144 m² Listed 31 Oct 2021 (-1723d)

£475,000

Reduced on 22 Sep 2021

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# 3 bedroom maisonette for sale (BN2 1EG)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, EATON COURT 29-31, EATON PLACE, BRIGHTON, BRIGHTON AND HOVE BN2 1EG |
| Price | £475,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £468,000 Feb 2022 |

## Description

Coming into the property through the spacious entrance hall, there is a well-appointed modern kitchen with fitted applianCes as well as a neutral, tiled bathroom housing a luxury free standing bath,  WC and wash basin.

The spacious living area makes the most of the big bay with three large windows allowing plenty of morning light to flood the room. Big enough to house a dining table and seating area, the room is a great social space with lots of period charm including a stunning fireplace and high ceilings. On the same floor is the main bedroom boasting great storage space.

On the top floor there are a further two double bedrooms and shower room. Both bedrooms feature two Velux windows utilising the East/West aspect. In the larger bedroom you can find a useful range of built in wardrobes. The tiled shower room contains shower, WC and wash basin.

Situated in the ever popular Kemptown village with its array of Independent bars, restaurants and shops, this wonderful apartment is certainly is in an enviable location with the beach just at the end of the street.

Amenities and transport links are close by providing access across the City.

## Property Photos

- ![Exterior](/listings/photos/115598675/1342676) - Exterior
- ![Living Room](/listings/photos/115598675/1342678) - Living Room
- ![Living Room](/listings/photos/115598675/1342683) - Living Room
- ![Kitchen](/listings/photos/115598675/1342685) - Kitchen
- ![Bedroom 1](/listings/photos/115598675/1342689) - Bedroom 1
- ![Bedroom 2](/listings/photos/115598675/1342691) - Bedroom 2
- ![Bedroom 2](/listings/photos/115598675/1342694) - Bedroom 2
- ![Bedroom 3](/listings/photos/115598675/1342697) - Bedroom 3
- ![Bathroom](/listings/photos/115598675/1342699) - Bathroom
- ![Shower Room](/listings/photos/115598675/1342701) - Shower Room
- ![Bathroom](/listings/photos/115598675/1342704) - Bathroom
- ![View](/listings/photos/115598675/1342706) - View
- ![View](/listings/photos/115598675/1342708) - View
- ![View](/listings/photos/115598675/1342710) - View
- ![Entrance](/listings/photos/115598675/1342711) - Entrance

## Floorplans

- ![Floorplan](/listings/photos/115598675/1342712) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/115598675/1342713) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| EATON COURT 29-31 FLAT 5 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £468,000 | 15/02/2022 | 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 |
|---------|-------|------|------|
| PERCIVAL MANSIONS FLAT 24 PERCIVAL TERRACE, KEMP TOWN, BRIGHTON, BRIGHTON AND HOVE, BN2 1FP | £480,000 | 09/01/2026 | Flat |
| CHESHAM MANSIONS, 25 - 27 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £360,000 | 05/12/2025 | Flat |
| 4 FLAT 1B CLARENDON TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FD | £172,500 | 01/12/2025 | Flat |
| 17 FIRST FLOOR FLAT CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £365,000 | 23/09/2025 | Flat |
| EATON COURT 29-31 FLAT 1 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £426,500 | 22/09/2025 | Flat |
| 39 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £793,000 | 06/06/2025 | Flat |
| 35B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £440,000 | 08/04/2025 | Flat |
| 6 FLAT A EASTERN TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1DJ | £330,000 | 31/03/2025 | Flat |
| 3 FLAT 4 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £440,000 | 21/03/2025 | Flat |
| 11A CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £365,000 | 03/03/2025 | Flat |
| 17 FLAT 5 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £182,500 | 28/02/2025 | Flat |
| 46 FLAT A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £440,000 | 18/12/2024 | Flat |
| 47 FLAT 2 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £165,000 | 19/09/2024 | Flat |
| EATON COURT 29-31 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £450,000 | 12/06/2024 | Flat |
| SURREY HOUSE 18 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EW | £280,000 | 19/03/2024 | Flat |
| SURREY HOUSE 18 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EW | £280,000 | 19/03/2024 | Flat |
| CHICHESTER HOUSE GROUND FLOOR FLAT CHICHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FN | £615,000 | 24/11/2023 | Flat |
| CAVENDISH COURT 2 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £205,000 | 22/09/2023 | Flat |
| CHESHAM MANSIONS, 25 - 27 FLAT 1A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £375,000 | 22/08/2023 | Flat |
| CAVENDISH COURT 5 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £212,500 | 06/06/2023 | Flat |

**Area average:** £368,850 (20 sales)

## Price vs local average

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

- **Local average:** £273,311 (107 Flat, BN2, 2024–2026)
- **Deviation:** +73.8%

## Rental Range

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

- **Low:** £1,634/mo
- **Realistic:** £1,816/mo
- **Optimistic:** £1,998/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:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £227,000
- **Target investor price (1%):** £181,600

*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:** -14.9%
- **10y growth:** 3.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.1%
- **5y growth (index):** -0.2%
- **10y growth (index):** 15.1%

## 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)

Exterior Living Room Living Room Kitchen Bedroom 1 Bedroom 2 Bedroom 2 Bedroom 3 Bathroom Shower Room Bathroom View View View Entrance

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

144 m²

Last sold

£468,000 Feb 2022

Local average

£273,311 (+73.8%)

Deprivation

Decile 4 (12,333 of 33,755)

Street crime

689 incidents within 1 mile (May 2026)

Key features

Fantastic Kemp Town location
Three double bedroom maisonette
Very spacious with great views
Period features
Modern kitchen and bathrooms
No forward chain

Description

Stunningly presented, three bedroom maisonette spanning across three floors of a beautiful Regency, bay fronted building. Combining modern living with contemporary style, this is a wonderfully spacious and bright home.
Coming into the property through the spacious entrance hall, there is a well-appointed modern kitchen with fitted applianCes as well as a neutral, tiled bathroom housing a luxury free standing bath, WC and wash basin.

The spacious living area makes the most of the big bay with three large windows allowing plenty of morning light to flood the room. Big enough to house a dining table and seating area, the room is a great social space with lots of period charm including a stunning fireplace and high ceilings. On the same floor is the main bedroom boasting great storage space.

On the top floor there are a further two double bedrooms and shower room. Both bedrooms feature two Velux windows utilising the East/West aspect. In the larger bedroom you can find a useful range of built in wardrobes. The tiled shower room contains shower, WC and wash basin.

Situated in the ever popular Kemptown village with its array of Independent bars, restaurants and shops, this wonderful apartment is certainly is in an enviable location with the beach just at the end of the street.
Amenities and transport links are close by providing access across the City.

Listed by

Western Road

Leaders and Romans Group

Reference: 115598675

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	15/02/2022 (4 years ago)	£468,000	—

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
PERCIVAL MANSIONS FLAT 24 PERCIVAL TERRACE, KEMP TOWN, BRIGHTON, BRIGHTON AND HOVE, BN2 1FP	£480,000	09/01/2026	Flat
CHESHAM MANSIONS, 25 - 27 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG	£360,000	05/12/2025	Flat
4 FLAT 1B CLARENDON TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FD	£172,500	01/12/2025	Flat
17 FIRST FLOOR FLAT CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB	£365,000	23/09/2025	Flat
EATON COURT 29-31 FLAT 1 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG	£426,500	22/09/2025	Flat
39 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG	£793,000	06/06/2025	Flat
35B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG	£440,000	08/04/2025	Flat
6 FLAT A EASTERN TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1DJ	£330,000	31/03/2025	Flat
3 FLAT 4 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB	£440,000	21/03/2025	Flat
11A CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB	£365,000	03/03/2025	Flat
17 FLAT 5 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB	£182,500	28/02/2025	Flat
46 FLAT A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG	£440,000	18/12/2024	Flat
47 FLAT 2 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG	£165,000	19/09/2024	Flat
EATON COURT 29-31 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG	£450,000	12/06/2024	Flat
SURREY HOUSE 18 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EW	£280,000	19/03/2024	Flat
SURREY HOUSE 18 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EW	£280,000	19/03/2024	Flat
CHICHESTER HOUSE GROUND FLOOR FLAT CHICHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FN	£615,000	24/11/2023	Flat
CAVENDISH COURT 2 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU	£205,000	22/09/2023	Flat
CHESHAM MANSIONS, 25 - 27 FLAT 1A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG	£375,000	22/08/2023	Flat
CAVENDISH COURT 5 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU	£212,500	06/06/2023	Flat

Area average: £368,850 (20 sales)

Capital growth trend

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

5y growth -14.9%

10y growth 3.1%

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

1y (index) -3.1%

5y (index) -0.2%

10y (index) 15.1%

Rental Range

Estimated market rent for Brighton and Hove. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,634/mo

Realistic £1,816/mo

Optimistic £1,998/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 BN2 1EG

Address

35 Eaton Place

Nearby

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

Type	Name	Distance
Bus stop	Eaton Place	0.0 miles
Shop	Unknown	0.0 miles
Shop	Open Bakery Artisan Bakery Lessons	0.1 miles
Bus stop	Chesham Street	0.1 miles
Hospital	Eye Hospital	0.1 miles
Train station	Halfway Station	0.2 miles
Train station	Black Rock	0.3 miles
University	University of Brighton Phoenix Halls	1.0 miles
University	University of Brighton Moulesecoomb Campus	1.7 miles
Hospital	The Montefiore Hospital	2.0 miles

Street-level crime

Category	Count
Violence and sexual offences	232
Anti-social behaviour	166
Public order	74
Shoplifting	60
Other theft	39
Criminal damage and arson	35
Drugs	28
Robbery	12
Vehicle crime	12
Bicycle theft	10
Theft from the person	8
Possession of weapons	5
Burglary	4
Other crime	4
Total incidents	689

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
St. John's College (Brighton)	Other	0.2 miles	— (No rating)
Brighton College Nursery, Pre-Prep and Prep School	Other	0.3 miles	— (No rating)
Hamilton Lodge School and College for Deaf Children	Other	0.3 miles	Good — 6 Sep 2012
St Mark's CofE Primary School	Primary	0.3 miles	Requires improvement — 4 Dec 2022
Brighton College	Other	0.3 miles	— (No rating)

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.38%

Max investor price (0.8%) £227,000

Target investor price (1%) £181,600

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).