Sold STC Flat

FLAT 1

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

2 beds 1 baths 73 m² Listed 10 Jun 2020 (-2231d)

£240,000

Guide Price

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# 2 bedroom ground floor flat for sale (BN41 1AR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, KINGSTON HOUSE, 56A, GARDNER ROAD, BRIGHTON, PORTSLADE, WEST SUSSEX BN41 1AR |
| Price | £240,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £240,000 Aug 2021 |

## Description

**COMMUNAL** **ENTRANCE** **HALL** **** **** Front door to entrance hall.

**ENTRANCE** **HALL** **** Entry phone system, built in double storage cupboard.

**KITCHEN** **AREA** **11' 10" approx x 7' 9" approx (3.61m x 2.36m)** A range of wall and floor units and drawers with work top space over incorporating a one and a half bowl single drainer sink unit with central mixer tap, a 4 burner gas hob with cooker hood above and fitted electric double oven below, wall mounted cupboard enclosed gas fired boiler, space for fridge/freezer, tiled flooring, open to lounge/dining room.

**LOUNGE/DINING** **ROOM** **** **23' 04" approx x 9' 3" approx (7.11m x 2.82m)** Two windows to front aspect with glazed door to garden areas, two radiators.

**BEDROOM** **1** **** **12' 5" approx x 9' 6" approx (3.78m x 2.9m)** Window to side aspect, radiator, built in wardrobe.

**BEDROOM** **2** **12' 6" approx x 10' 4" approx (3.81m x 3.15m)** Window to side aspect, radiator.

**BATHROOM** **** **** Panel enclosed bath with central mixer tap and shower attachment, fitted shower screen, pedestal wash hand basin with central mixer taps, concealed cistern WC, part tiled walls, extractor fan, tiled flooring.

**OUTSIDE** **** ****

**OWN** **GARDEN** **AREAS** **** **** In two sections. Section 1 22' approx. x 8' approx. Section 2 24' approx. x 8' approx.  Both comprising of a paved pathway with paved patio area, with lawn and flower borders.

**COMMUNAL** **GARDENS** **&** **PERMIT** **PARKING** **AREA** **** ****

**LEASE** **DETAILS** **** **** 125 years from September 2010.  Estimated service charge 01/04/20 - 31/03/21 £1,148.64 PA.  Ground rent £250 PA.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/93338297/1328968) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/93338297/1328969) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KINGSTON HOUSE, 56A FLAT 1 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £240,000 | 27/08/2021 | Flat |
| KINGSTON HOUSE, 56A FLAT 1 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £95,000 | 23/10/2015 | 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 |
| 5 LAYLANDS ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PP | £194,000 | 18/08/2021 | Flat |

**Area average:** £258,577 (13 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:** -8.3%
- **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

73 m²

Last sold

£240,000 Aug 2021

Local average

£240,167 (-0.1%)

Deprivation

Decile 3 (9,180 of 33,755)

Street crime

285 incidents within 1 mile (May 2026)

Key features

Fantastic two bedroom garden flat
Popular location
Close to local amenities
Modern fitted kitchen
Good size lounge/dining room
Family bathroom
Own Garden to two sides
Resident permit parking

Additional details

Parking: Yes
Garden: Yes

Description

COMMUNAL ENTRANCE HALL ** Front door to entrance hall.

ENTRANCE HALL Entry phone system, built in double storage cupboard.

KITCHEN AREA 11' 10" approx x 7' 9" approx (3.61m x 2.36m) A range of wall and floor units and drawers with work top space over incorporating a one and a half bowl single drainer sink unit with central mixer tap, a 4 burner gas hob with cooker hood above and fitted electric double oven below, wall mounted cupboard enclosed gas fired boiler, space for fridge/freezer, tiled flooring, open to lounge/dining room.

LOUNGE/DINING ROOM 23' 04" approx x 9' 3" approx (7.11m x 2.82m) Two windows to front aspect with glazed door to garden areas, two radiators.

BEDROOM 1 12' 5" approx x 9' 6" approx (3.78m x 2.9m) Window to side aspect, radiator, built in wardrobe.

BEDROOM 2 12' 6" approx x 10' 4" approx (3.81m x 3.15m) Window to side aspect, radiator.

BATHROOM Panel enclosed bath with central mixer tap and shower attachment, fitted shower screen, pedestal wash hand basin with central mixer taps, concealed cistern WC, part tiled walls, extractor fan, tiled flooring.

OUTSIDE

OWN GARDEN AREAS In two sections. Section 1 22' approx. x 8' approx. Section 2 24' approx. x 8' approx. Both comprising of a paved pathway with paved patio area, with lawn and flower borders.

COMMUNAL GARDENS & PERMIT PARKING AREA

LEASE DETAILS ** 125 years from September 2010. Estimated service charge 01/04/20 - 31/03/21 £1,148.64 PA. Ground rent £250 PA.

Listed by

Southwick

Harrison Brant

Reference: 93338297

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

EPC Graphs

EPC 1

Price history

153% since 2015

Event	Date	Price	% change
Sold	27/08/2021 (4 years ago)	£240,000	+152.6%
Sold	23/10/2015 (10 years ago)	£95,000	—

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
5 LAYLANDS ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PP	£194,000	18/08/2021	Flat

Area average: £258,577 (13 sales)

Capital growth trend

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

5y growth -8.3%

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 0.63%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 7.5%

Cost-to-rent ratio 13.3×

Monthly cashflow £380/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.5%

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).