# 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 | | Construction age | England and Wales: 2007-2011 | | Floor area | 73 m² | | Last sold | £240,000 Aug 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 05/03/2036 - **Current heating cost:** £383/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0363-3059-5207-8706-8204) ## 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 - ![Photo](/listings/photos/93338297/1328943) - ![Photo](/listings/photos/93338297/1328946) - ![Photo](/listings/photos/93338297/1328948) - ![Photo](/listings/photos/93338297/1328950) - ![Photo](/listings/photos/93338297/1328952) - ![Photo](/listings/photos/93338297/1328954) - ![Photo](/listings/photos/93338297/1328956) - ![Photo](/listings/photos/93338297/1328958) - ![Photo](/listings/photos/93338297/1328960) - ![Photo](/listings/photos/93338297/1328961) - ![Photo](/listings/photos/93338297/1328962) - ![Photo](/listings/photos/93338297/1328963) - ![Photo](/listings/photos/93338297/1328964) - ![Photo](/listings/photos/93338297/1328965) - ![Photo](/listings/photos/93338297/1328966) - ![Photo](/listings/photos/93338297/1328967) ## 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).* ## Price per Square Metre - **£/m²:** £3,288/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:** 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)