# 4 bedroom terraced house for sale (BN2 3AN) ## Property Details | Key | Value | |-----|-------| | Address | 21 UPPER WELLINGTON ROAD, BRIGHTON, BRIGHTON AND HOVE BN2 3AN | | Price | £500,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | D | | Construction age | England and Wales: before 1900 | | Floor area | 123 m² | | Last sold | £500,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 25/03/2035 - **Current heating cost:** £1,003/year - **Est. upgrade cost to C:** £19,500 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2758-7813-1111-8011-2431) ## Description This spacious four-bedroom Victorian terrace in the heart of Hanover offers a fantastic opportunity for buyers looking to create their ideal home. Arranged over three floors, the property provides versatile living accommodation, with a modern kitchen and stylish bathrooms already installed, leaving you with a blank canvas to put your own stamp on. The house features four generously sized bedrooms, including a top-floor master suite with an en-suite shower room. A bright and airy living room boasts a bay window and a feature fireplace, while a sleek, well-fitted kitchen is equipped with wooden worktops and integrated appliances. Situated in a highly desirable location, Upper Wellington Road is ideal for young families and professionals alike. The much-loved William Clarke Park — affectionately known as “The Patch” by locals is just a short stroll away, and the property sits within the catchment for highly regarded local schools. Brighton city centre, the seafront, and Brighton Station are also easily accessible, offering excellent transport links and amenities nearby. ## Property Photos - ![Front](/listings/photos/166949708/725569) - Front - ![Living Room](/listings/photos/166949708/725570) - Living Room - ![Kitchen](/listings/photos/166949708/725571) - Kitchen - ![Living Room](/listings/photos/166949708/725572) - Living Room - ![Living Room](/listings/photos/166949708/725573) - Living Room - ![Living Room](/listings/photos/166949708/725574) - Living Room - ![Kitchen](/listings/photos/166949708/725575) - Kitchen - ![Kitchen](/listings/photos/166949708/725576) - Kitchen - ![Garden](/listings/photos/166949708/725577) - Garden - ![Garden](/listings/photos/166949708/725578) - Garden - ![Garden](/listings/photos/166949708/725579) - Garden - ![Master Bedroom](/listings/photos/166949708/725580) - Master Bedroom - ![Master Bedroom](/listings/photos/166949708/725581) - Master Bedroom - ![Ensuite](/listings/photos/166949708/725582) - Ensuite - ![Bathroom](/listings/photos/166949708/725583) - Bathroom - ![Bedroom 2](/listings/photos/166949708/725584) - Bedroom 2 - ![Bedroom 2](/listings/photos/166949708/725585) - Bedroom 2 - ![Bathroom](/listings/photos/166949708/725586) - Bathroom - ![Bedroom 3](/listings/photos/166949708/725587) - Bedroom 3 - ![Bedroom 3](/listings/photos/166949708/725588) - Bedroom 3 - ![Shower Room](/listings/photos/166949708/725589) - Shower Room - ![Bedroom 4](/listings/photos/166949708/725590) - Bedroom 4 - ![Bedroom 4](/listings/photos/166949708/725591) - Bedroom 4 - ![WC](/listings/photos/166949708/725592) - WC ## Floorplans - ![Image](/listings/photos/166949708/725593) - Image ## EPC Graphs - ![Image](/listings/photos/166949708/725594) - Image - ![EE](/listings/photos/166949708/725595) - EE - ![EI](/listings/photos/166949708/725596) - EI ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #9401668 - **Address:** 21 Upper Wellington Road, BRIGHTON, BN2 3AN - **Certificate Issued:** 06/06/2017 - **Work Completed:** 15/02/2013 - **Items:** 5 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 21 UPPER WELLINGTON ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 3AN | £500,000 | 28/01/2026 | Terraced | | 21 UPPER WELLINGTON ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 3AN | £400,000 | 01/08/2013 | Terraced | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 9 FRANKLIN STREET, BRIGHTON, BRIGHTON AND HOVE, BN2 3AL | £514,000 | 25/07/2023 | Terraced | | 11 PICTON STREET, BRIGHTON, BRIGHTON AND HOVE, BN2 3AP | £467,000 | 26/09/2022 | Terraced | | [Same street] 16 UPPER WELLINGTON ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 3AN | £550,000 | 20/06/2022 | Terraced | | 16 HASTINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 3AF | £447,000 | 25/02/2022 | Terraced | | [Same street] 7 UPPER WELLINGTON ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 3AN | £420,000 | 16/02/2022 | Terraced | | [Same street] 9 UPPER WELLINGTON ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 3AN | £645,000 | 03/12/2021 | Terraced | | 22 FRANKLIN STREET, BRIGHTON, BRIGHTON AND HOVE, BN2 3AL | £450,000 | 22/07/2021 | Terraced | **Street average:** £538,333 (3 sales) **Area average:** £469,500 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £480,599 (104 Terraced, BN2, 2024–2026) - **Deviation:** +4% ## 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):** £1,995/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 | |------|------|------|------|------| | 4 Bed Terraced House, St. Martins Place, BN2 | £2,400/mo | 4 | 0.12 miles | OpenRent | | 4 Bed Terraced House, Milner Road, BN2 | £2,323/mo | 4 | 0.52 miles | OpenRent | | 4 Bed Terraced House, Springfield Road, BN1 | £2,550/mo | 4 | 0.58 miles | OpenRent | **Average rent: £2,424/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.48% (weak for cashflow) - **Max investor price (0.8%):** £300,000 - **Target investor price (1%):** £240,000 *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 £2,400/mo).* - **Gross yield:** 5.8% - **Cost-to-rent:** 17.4× - **Monthly cashflow:** £166/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 1.4% *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:** £4,065/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 2.7% - **10y growth:** -9.2% ## House Price Index (HM Land Registry) *Official index for Brighton and Hove; Terraced series; as of March 2026.* - **1y growth (index):** -0.9% - **5y growth (index):** 11.4% - **10y growth (index):** 32.5% ## 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)