# 2 bedroom flat for sale (BN3 2PE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, 2 KINGS GARDENS, HOVE, HOVE, BRIGHTON AND HOVE BN3 2PE |
| Price | £800,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: before 1900 |
| Floor area | 132 m² |
| Last sold | £420,000 Apr 2008 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 09/03/2030
- **Est. upgrade cost to C:** £4,950

### Recommendations
- E (£50)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0098-2860-6378-2290-5031)

## Description

Creating a sense of exclusivity and reflecting the building’s heritage, the original, wood-panelled lift takes you straight into the hall of this Hove apartment. Beyond is the absolute highlight of this home; a vast, semi open-plan living, kitchen and dining space, topped with elegant roof lantern. This was historically the Billiard Room when the building was one home! Engineered wood floors, archways, cornicing, and contemporary column radiators, are complemented by a neutral decor scheme which enhances the sense of space, whilst a feature fireplace provides a focal point in the sitting area.

Just adjacent to the sitting area is useful office space which accesses the double doors leading out onto the front balcony.  Beyond is the dining area which overlooks the seafront via tall arched windows and a built-in window seat. The fully fitted kitchen houses a first-class range of integrated appliances, whilst granite countertops wrap around to form a breakfast bar. Cleverly concealed within the kitchen is access into a huge eaves space where there is plumbing for the washing machine, although more could be made of this as both a utility area and as storage.

Across the hallway are the two double bedrooms, both with built-in storage, but with the principal bedroom opening onto a large balcony/roof terrace and featuring its own stylish, fully tiled, en suite shower room. The generous family bathroom has a raised, full-size bath with overhead rainfall shower, alongside a sleek countertop basin and fitted cabinets.

**Outside**

Two private balconies offer great outdoor space, with the smaller front balcony having direct sea views, whilst the larger rear terrace looks out over the Avenues.

**Situation**

Kings Gardens is right on the Kingsway with views directly over the seafront and Hove Lawns, with only the road and the gardens separating the property from the beach., making it the ideal spot for seafront strolls, bike rides and dog walks, as well as sunning yourself on the beach. 

The many bars, cafes and restaurants of Church Road are literally at the top of the road, with a vast array of shopping, restaurants, bars and cafes in Brighton city centre, accessible by bus or on foot just 2 miles along the seafront. Hove Station is just 1 mile away with fast and direct trains to London Victoria, London Bridge and Gatwick Airport. Local schooling options include Brighton Hove & Sussex Sixth Form College, Hove Junior School, Hove Park Secondary School and Sixth Form, Blatchington Mill Schools and Windlesham School and Nursery.** Property Ref Number: ** 

HAM-47150

**Additional Information**

Brighton and Hove Council

Council Tax: Band D

Mains services

Virtual Tour available on request.

## Property Photos

- ![Picture No. 04](/listings/photos/170626832/477223) - Picture No. 04
- ![Picture No. 30](/listings/photos/170626832/477224) - Picture No. 30
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- ![Picture No. 49](/listings/photos/170626832/477256) - Picture No. 49
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- ![Picture No. 07](/listings/photos/170626832/477259) - Picture No. 07
- ![Picture No. 47](/listings/photos/170626832/477260) - Picture No. 47

## Floorplans

- ![Floorplan](/listings/photos/170626832/477262) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/170626832/477263) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 FLAT 5 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £420,000 | 04/04/2008 | 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 |
|---------|-------|------|------|
| KINGS HOUSE, 8 FLAT 49 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU | £550,000 | 28/11/2025 | Flat |
| ASHLEY COURT 5 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NP | £330,000 | 25/11/2025 | Flat |
| WARNHAM COURT 27 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NJ | £370,000 | 03/11/2025 | Flat |
| 1 BASEMENT FLAT 1A FOURTH AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PL | £272,000 | 22/08/2025 | Flat |
| 11 FLAT 2 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB | £1,100,000 | 22/07/2025 | Flat |
| [Same street] 4 FRONT EAST GROUND FLOOR FLAT KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £225,000 | 17/03/2025 | Flat |
| [Same street] 4 REAR BASEMENT FLAT KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £295,000 | 31/01/2025 | Flat |
| 15 FLAT 3 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PG | £1,100,000 | 10/11/2023 | Flat |
| 13 - 14 FLAT 9 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PG | £900,000 | 13/10/2023 | Flat |
| 12 FLAT 3A KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PF | £1,725,000 | 02/10/2023 | Flat |
| KINGS HOUSE, 8 FLAT 40 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU | £415,000 | 25/07/2023 | Flat |
| [Same street] 2 FLAT 1 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £900,000 | 23/06/2023 | Flat |
| KINGS HOUSE, 8 FLAT 25 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU | £545,000 | 25/05/2023 | Flat |
| 1 FLAT 5 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB | £715,000 | 06/04/2023 | Flat |
| 17 FLAT 1 FOURTH AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PL | £120,000 | 21/12/2022 | Flat |
| KINGS HOUSE, 8 FLAT 6 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU | £495,000 | 20/12/2022 | Flat |
| VICTORIA COURT, 16 FLAT 11 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NH | £405,000 | 30/11/2022 | Flat |
| [Same street] 4 FRONT WEST GROUND FLOOR FLAT KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £300,000 | 25/11/2022 | Flat |
| 13 FLAT 5 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB | £340,000 | 25/11/2022 | Flat |
| [Same street] 1 FLAT 4 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £778,000 | 23/11/2022 | Flat |
| 3 FLAT 2 THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB | £220,000 | 22/11/2022 | Flat |
| VICTORIA COURT, 16 FLAT 14 GRAND AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2NH | £315,000 | 16/11/2022 | Flat |
| KINGS HOUSE, 8 FLAT 24 QUEENS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2QU | £675,000 | 07/11/2022 | Flat |
| 5B THIRD AVENUE, HOVE, BRIGHTON AND HOVE, BN3 2PB | £590,000 | 02/11/2022 | Flat |
| KINGS COURT, 9 FLAT 2 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PF | £320,000 | 21/10/2022 | Flat |
| [Same street] 4 GARDEN FLAT 1 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £492,500 | 05/01/2022 | Flat |
| [Same street] 3 FLAT 2 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £1,188,000 | 02/07/2021 | Flat |
| [Same street] 3 FLAT 5 KINGS GARDENS, HOVE, BRIGHTON AND HOVE, BN3 2PE | £920,000 | 29/06/2021 | Flat |

**Street average:** £637,313 (8 sales)
**Area average:** £575,100 (20 sales)

## Price vs local average

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

- **Local average:** £356,353 (179 Flat, BN3, 2024–2026)
- **Deviation:** +124.5%

## Rental Range

*ONS Price Index of Private Rents (Brighton and Hove). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,640/mo
- **Realistic:** £1,822/mo
- **Optimistic:** £2,004/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

## 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, Connaught Terrace, BN3 | £1,400/mo | 2 | 0.49 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 2.1%
- **Cost-to-rent:** 47.6×
- **Monthly cashflow:** £-1,915/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.9%

*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:** £6,061/m²

## Capital growth trend

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

- **5y growth:** 6.2%
- **10y growth:** 16.8%

## House Price Index (HM Land Registry)

*Official index for Brighton and Hove; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6%
- **5y growth (index):** -1.3%
- **10y growth (index):** 13.6%

## 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)