# 2 bedroom apartment for sale (BN2 1EG) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 3, EATON COURT 29-31, EATON PLACE, BRIGHTON, BRIGHTON AND HOVE BN2 1EG | | Price | £450,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Construction age | England and Wales: 1900-1929 | | Floor area | 93 m² | | Last sold | £450,000 Jun 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 02/10/2033 - **Est. upgrade cost to C:** £16,600 ### Recommendations - Q (£4,000 - £14,000) - D (£80 - £120) - I (£2,200 - £3,000) - O (£3,300 - £6,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5090-3772-0622-1309-3073) ## Description why you'll like it  Combining period perfection with contemporary style, this spacious apartment’s ready to move into. The large living room offers sophisticated, open plan living and it’s full of sunlight streaming through the floor to ceiling windows which open to a sunny balcony where you can enjoy the sea sparkling at the end of the street. There’s ample space to relax or entertain, and tucked behind a sociable breakfast bar, painted kitchen units have granite work surfaces and it’s ready for use with an integrated gas hob, electric oven, fridge, freezer and dishwasher. The peaceful master bedroom has refined proportions, silver grey carpet and is painted in the restful tones of Farrow & Ball, and there’s a chic en suite shower room. Down a few steps, the second bedroom’s also a good size, so great for sharer’s. Quiet and private with garden views, fitted wardrobes are already in place. Just across the hall, a glamorous bathroom is lined in marble and has all you need including storage, discreet plumbing for a washing machine and a dual head shower above the bath. the lifestyle Close to the beach, Kemptown Village is on the doorstep with a bohemian atmosphere and independent cafés, restaurants and shops which include a butcher, deli, bookstore and grocers as well as a chemist and post office. The cinemas, health club and harbourside restaurants of the Marina are within walking distance, and the bustling central district and cultural heart of the city are easy to reach on foot, by bus or by cab. Near to good schools including award winning Brighton College, a park, golf course and access to the Downs are close by. Ideal for professionals, Kemptown hosts the law courts and hospital and for those who need to travel, the mainline station with its fast links to Gatwick (30mins) and London (55mins) is about 15 by bus and access to the M23’s swift. bear in mind Although there’s no lift, the views from the balcony are well worth the short climb. what the owner says “We have enjoyed the light and space inside and sitting on the balcony in the sunshine watching the sea.” what’s around you Shops: Local 2 minutes, Marina 5-10 minute walk Train Station: Brighton mainline about 15 minutes by bus Seafront or Park: The seafront is at the bottom of the street, the park is about a 10 minute walk closest schools: Primary: St Mark’s Secondary: Varndean or Dorothy Stringer Private: Brighton College ## Property Photos - ![Photo](/listings/photos/56017014/1342656) - ![Photo](/listings/photos/56017014/1342657) - ![Photo](/listings/photos/56017014/1342659) - ![Photo](/listings/photos/56017014/1342661) - ![Photo](/listings/photos/56017014/1342663) - ![Photo](/listings/photos/56017014/1342665) - ![Photo](/listings/photos/56017014/1342667) - ![Photo](/listings/photos/56017014/1342669) - ![Photo](/listings/photos/56017014/1342671) - ![Photo](/listings/photos/56017014/1342673) - ![Photo](/listings/photos/56017014/1342675) - ![Photo](/listings/photos/56017014/1342677) - ![Photo](/listings/photos/56017014/1342682) - ![Photo](/listings/photos/56017014/1342688) - ![Photo](/listings/photos/56017014/1342692) - ![Photo](/listings/photos/56017014/1342695) - ![Photo](/listings/photos/56017014/1342700) - ![Photo](/listings/photos/56017014/1342703) - ![Photo](/listings/photos/56017014/1342707) ## Floorplans - ![Floorplan 1](/listings/photos/56017014/1342709) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | EATON COURT 29-31 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £450,000 | 12/06/2024 | Flat | | EATON COURT 29-31 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £350,000 | 13/09/2013 | 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 | | [Same street] 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 | | 1A BASEMENT CHICHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FG | £360,000 | 29/10/2025 | Flat | | 17 FIRST FLOOR FLAT CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £365,000 | 23/09/2025 | Flat | | [Same street] EATON COURT 29-31 FLAT 1 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £426,500 | 22/09/2025 | Flat | | [Same street] 39 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £793,000 | 06/06/2025 | Flat | | [Same street] 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 | | [Same street] 46 FLAT A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £440,000 | 18/12/2024 | Flat | | [Same street] 47 FLAT 2 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £165,000 | 19/09/2024 | 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 | | [Same street] 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 | | CAVENDISH COURT 21 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £156,500 | 06/06/2023 | Flat | | 14 BASEMENT FLAT CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £378,000 | 01/06/2023 | Flat | | KESLAKE HOUSE, 14 BASEMENT FLAT 2 CHICHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FG | £575,000 | 27/04/2023 | Flat | | [Same street] 39B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £300,000 | 21/04/2023 | Flat | | 10 FLAT 1 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £475,000 | 04/04/2023 | Flat | | 7 GROUND FLOOR FLAT PASTON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1HA | £310,000 | 21/12/2022 | Flat | | 2 - 3 FLAT 1 CLARENDON TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FD | £983,000 | 19/12/2022 | Flat | | 9 SUDELEY TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1HD | £600,000 | 14/12/2022 | Flat | | [Same street] EATON COURT 29-31 FLAT 5 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £468,000 | 15/02/2022 | Flat | | [Same street] EATON COURT 29-31 FLAT 1 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £350,000 | 21/12/2021 | Flat | | [Same street] 44 FLAT 4 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £277,000 | 01/10/2021 | Flat | **Street average:** £399,500 (11 sales) **Area average:** £388,250 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £272,013 (108 Flat, BN2, 2024–2026) - **Deviation:** +65.4% ## 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):** £1,197/mo ## 1% Rule - **Rent ratio:** 0.4% (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.* ## Price per Square Metre - **£/m²:** £4,839/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -18.8% - **10y growth:** 1.9% ## 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)