# 1 bedroom flat for sale (BN2 1EG)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 3, 48 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE BN2 1EG |
| Price | £220,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £290,000 Feb 2021 |

## Description

With the vibrant café culture of Kemptown Village around the corner and the sea at the bottom of the hill – where beaches have café bars, a lido, sauna spas and yoga centre to explore – this inviting 1 bed apartment soars over a treelined street where plentiful permit parking has no wait list. A great 1st buy or step on the investment ladder it spans a generous 43.5m2 (468 sq. ft.) over the top (2nd) floor of a Victorian, terraced Villa. Ideal for professionals it’s just 2 mins walk from Brighton College Prep, 3 from the sea and 4 from the County Hospital, the lanes are a 15-20 minute stroll along St James’s Street (on the Pride route) and Brighton’s direct trains to Gatwick and London are about 9 mins by cab, 15 -20 by bus. 

Freshly decorated and good to go, inside blends grand proportions with a contemporary lifestyle- although the designers amongst you will spot the areas where you can add real value over time. An elegant living dining room has a period fireplace and is partly open to a spacious kitchen breakfast room cleverly designed to be sociable whilst the working areas are out of sight, whilst the attention to comfort continues in both the modern bathroom and the generous double bedroom. 

The Village has plenty of amenities including a pharmacy, small Co-Op, butchers, deli and weekly farmer’s market, and the area is well served for green spaces which hold events during our legendary festivals. Within walking distance of the pier and marina, bus routes along the Coast Road and Eastern Road will take you into the city and links to the A23/A27, or out to links to the National Park and Lewes.

Style: Top (2nd floor) apartment in terraced Victorian Villa

Type 1 double bedrooms, 1 bathroom, living dining room, kitchen breakfast room

Area Kemptown Village

Floor Area Please see floor plan

Outside Space N/A

Parking Permit Zone H no list

Council Tax Band A

Why You’ll Like It:

Enjoy a relaxed lifestyle in this beautiful conservation area in one of the most sought after neighbourhoods in the city, nicknamed by locals as Chelsea by the Sea. This big, bright property is quietly located between Eastern Road, which hosts Brighton College, the County Hospital, Amex and the legal centre, and the Coast Road, which takes you to the Pier or the National Park, and both deliver you into or out of the city within minutes by bus or car. 

Set up and back from the tree-lined street, the grand entrance is secured by answer phone and the integrity of the building has been kept with only one apartment on each spacious storey – and this apartment, with no-one above it, feels very quiet and private.

Inside, the bright hallway has great storage which stretches from the floor to the high ceiling. Ahead, the inviting living dining room is a classic beauty with two large windows in the west wall to bathe the room with light and high above the leafy, historic street, it is a restful retreat with versatile space of 3.61 x 4.25m (11’10 x 13’11) to welcome friends and family and a period fireplace to enjoy.

Great contemporary design has created an easy flow between the living dining room and the kitchen, which are partly joined – although the freestanding oven, sink and plumbing for machines are out of sight of the living area. A breakfast bar looks over the living room (so it’s also great for cocktails during parties) and the layout delivers ample storage and practical working surfaces.

Central to the apartment, the modern bathroom is good to go with a white suite and a shower attachment over the bath, whilst next door, the spacious double bedroom is quiet and comfortable at the back, with 3.95 x 2.85m (13’0 x 9’3) to relax into, fitted wardrobes to fill and restful views over gardens.

Agent Says:

“Starter apartments on this popular terrace close to the amenities of Kemptown Village and just one block from the sea do not appear on the market very often.”

Vendor’s Comments:

“With an east/west orientation all of the rooms are big and bright all day, and the building it is so large that it feels very private here. The grand proportions are restful and the layout is easy to live in – the breakfast bar easily doubles as a comfortable, light workspace. 15-20 mins’ walk from the Dome, theatres and the Royal Pavilion, friends love to visit and they enjoy being so close to the sea. There are plenty of activities along the nearby seafront or in Queen’s Park and East Brighton Park which are both within walking distance, and Brighton has something for everyone from enjoying boat trips, picnics on the beach, exploring the beach bars or exploring the vast choice of restaurants and festivals.”

Where It Is:

Shops: Kemptown Village 1 min walk, The Lanes 15 mins walk, 5 by cab

Train Station: Brighton 10 -15 by bus, 7ish by cab

Seafront or Park: Seafront 3 mins walk, Queen’s Park 6-8 mins 

Closest Schools:

Primary: St Luke’s, Queen’s Park

Secondary: Varndean or Dorothy Stringer

Private: Brighton College, Brighton Waldorf, Brighton Girls, Roedean

With a laid back café culture, independent, specialist shops and a farmer’s market as well as a Co-Op, post office and chemist, Kemptown Village is one of the most sought after locations within our international coastal resort and is bordered by beaches which have seafront bars, a lido, yoga, volleyball courts, kayak club, Concord 2…. The hospital, law centres and Amex are nearby and the theatres and Lanes of central Brighton are all within a scenic stroll along the seafront or past the lively bars and restaurants of St James’ Street – which also hosts Pride. Buses into the city, along the coast and to the universities are nearby and the proximity to Brighton train station with its fast link to Gatwick and London makes commuting possible. For those who need a car, both the A23/27 and coast road are easy to reach and at the time of writing permit zone H has no waiting list.

Should a purchaser(s) have an offer accepted on a property marketed by Brand Vaughan Estate Agents, they will need to undertake an identification check. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement. We use a specialist third party service to verify your identity. The cost of these checks is £60 inc. VAT per purchase, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances.

## Property Photos

- ![Picture No. 32](/listings/photos/162836927/1413354) - Picture No. 32
- ![Picture 2](/listings/photos/162836927/1413355) - Picture 2
- ![Picture 3](/listings/photos/162836927/1413356) - Picture 3
- ![Picture 4](/listings/photos/162836927/1413357) - Picture 4
- ![Picture 5](/listings/photos/162836927/1413358) - Picture 5
- ![Picture 6](/listings/photos/162836927/1413359) - Picture 6
- ![Picture 7](/listings/photos/162836927/1413360) - Picture 7
- ![Picture No. 51](/listings/photos/162836927/1413361) - Picture No. 51
- ![Picture 9](/listings/photos/162836927/1413362) - Picture 9
- ![Picture 10](/listings/photos/162836927/1413363) - Picture 10
- ![Picture No. 16](/listings/photos/162836927/1413364) - Picture No. 16
- ![Picture No. 54](/listings/photos/162836927/1413365) - Picture No. 54
- ![Picture No. 52](/listings/photos/162836927/1413366) - Picture No. 52
- ![Picture No. 29](/listings/photos/162836927/1413367) - Picture No. 29
- ![Picture No. 10](/listings/photos/162836927/1413368) - Picture No. 10

## Floorplans

- ![Floorplan](/listings/photos/162836927/1413369) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/162836927/1413370) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 48 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £290,000 | 12/02/2021 | 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 |
| 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 |
| [Same street] 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 |
| [Same street] CHESHAM MANSIONS, 25 - 27 FLAT 1A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £375,000 | 22/08/2023 | Flat |
| CAVENDISH COURT 21 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £156,500 | 06/06/2023 | Flat |
| CAVENDISH COURT 5 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £212,500 | 06/06/2023 | Flat |
| 14 BASEMENT FLAT CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £378,000 | 01/06/2023 | 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 |
| JASMINE FLAT 16 DONALD HALL ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 5DE | £290,000 | 15/12/2022 | Flat |
| 9 SUDELEY TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1HD | £600,000 | 14/12/2022 | Flat |
| CAVENDISH COURT 29 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £159,999 | 02/12/2022 | 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:** £403,708 (12 sales)
**Area average:** £364,000 (20 sales)

## Price vs local average

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

- **Local average:** £272,013 (108 Flat, BN2, 2024–2026)
- **Deviation:** -19.1%

## 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):** £918/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 |
|------|------|------|------|------|
| 1 Bed Flat, Paston Place, BN2 | £2,300/mo | 1 | 0.13 miles | OpenRent |
| 1 Bed Flat, Marine Square, BN2 | £1,800/mo | 1 | 0.25 miles | OpenRent |
| Studio Flat, Bloomsbury Place, BN2 | £1,300/mo | 1 | 0.31 miles | OpenRent |
| 1 Bed Flat, Hotel Rooms Ensuite, BN2 | £1,095/mo | 1 | 0.52 miles | OpenRent |
| 1 Bed Flat, First Floor, BN2 | £2,200/mo | 1 | 0.7 miles | OpenRent |
| 1 Bed Flat, Mariners Quay, BN2 | £1,600/mo | 1 | 0.71 miles | OpenRent |

**Average rent: £1,716/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.77% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 9.3%
- **Cost-to-rent:** 10.8×
- **Monthly cashflow:** £639/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12%

*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:** -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:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)