Sold STC Flat

FLAT 7

KINGSTON HOUSE, 56A, GARDNER ROAD, BRIGHTON, PORTSLADE, WEST SUSSEX BN41 1AR

2 beds 1 baths Listed 9 May 2017 (-3359d)

£230,000

Offers in Excess of

Reduced on 12 Jul 2017

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# 2 bedroom flat for sale (BN41 1AR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 7, KINGSTON HOUSE, 56A, GARDNER ROAD, BRIGHTON, PORTSLADE, WEST SUSSEX BN41 1AR |
| Price | £230,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £230,000 Oct 2017 |

## Description

**SECURE** **COMMUNAL** **ENTRANCE** **** Wall mounted entry-phone system and communal door to'

**COMMUNAL** **ENTRANCE** **HALL** **** Passenger lift and stairs rising to first floor landing with personal front door to:

**ENTRANCE** **HALL** **** Radiator, built in double utility cupboard housing space and plumbing for washing machine and slatted shelving, wall mounted thermostat, smoothed ceiling, doors to:

**OPEN** **PLAN** **LOUNGE/KITCHEN** **'L' shaped 24' 9" at longest point narrowing to 9'3 in lounge area x 20' 3" at widest point narrowin** Lounge Area:

Double glazed door with window adjacent leading to southerly aspect balcony, two radiators, TV aerial point, smoothed ceiling, opening into:

Kitchen Area:

Modern fitted matching range of white high gloss fronted floor, drawer and wall mounted units with contrasting wood effect roll edge work surfaces incorporating; inset one and a half bowl stainless steel sink and drainer unit with mixer tap, inset four ring stainless steel gas hob with matching oven below and stainless steel canopy extractor over, space and plumbing for dishwasher, space for free standinfgfridge/freezer, wall mounted 'Potterton' combination boiler housed in matching unit, tiled splash backs, tiled flooring, smoothed ceiling.

**SOUTH** **FACING** **BALCONY** **** Offering southerly chimney top views.

**BEDROOM** **ONE** **12' 7" x 9' 8" (3.84m x 2.95m)** Double glazed window , radiator, built in wardrobe, smoothed ceiling.

**BEDROOM** **TWO** **12' 7" x 10' 5" (3.84m x 3.18m)** Double glazed window, radiator, smoothed ceiling.

**BATHROOM** **** Modern fitted white suite with chrome fitments incorporating; panelled bath with mixer tap and wall mounted shower attachment, pedestal wash hand basin with mixer tap, low level WC with concealed button flush cistern, shaver socket, chrome heated ladder towel rail, part tiled walls, tiled flooring, smoothed ceiling.

**ALLOCATED** **PARKING** **** Private off road vehicular parking space. There are also visitors parking spaces.

**COMMUNAL** **GARDENS** **** Well maintained communal gardens surround the property.

## Property Photos

- ![Photo](/listings/photos/59635255/1328972)
- ![Photo](/listings/photos/59635255/1328973)
- ![Photo](/listings/photos/59635255/1328975)
- ![Photo](/listings/photos/59635255/1328979)
- ![Photo](/listings/photos/59635255/1328982)
- ![Photo](/listings/photos/59635255/1328985)
- ![Photo](/listings/photos/59635255/1328988)
- ![Photo](/listings/photos/59635255/1328992)

## Floorplans

- ![Floorplan 1](/listings/photos/59635255/1328993) - Floorplan 1

## EPC Graphs

- ![EPC GRAPH](/listings/photos/59635255/1328997) - EPC GRAPH
- ![EPC Front Page](/listings/photos/59635255/1328999) - EPC Front Page

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KINGSTON HOUSE, 56A FLAT 7 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £230,000 | 05/10/2017 | 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 |
|---------|-------|------|------|
| [Same street] KINGSTON HOUSE, 56A FLAT 2 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 13/03/2025 | Flat |
| [Same street] KINGSTON HOUSE, 56A FLAT 6 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £275,000 | 13/12/2024 | Flat |
| [Same street] KINGSTON HOUSE, 56A FLAT 20 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £270,000 | 19/07/2024 | Flat |
| [Same street] KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 09/02/2024 | Flat |
| [Same street] KINGSTON HOUSE, 56A FLAT 10 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £137,500 | 29/09/2023 | Flat |
| [Same street] 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 |
| [Same street] 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 |
| [Same street] 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 |
| [Same street] KINGSTON HOUSE, 56A FLAT 1 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £240,000 | 27/08/2021 | Flat |
| 5 LAYLANDS ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PP | £194,000 | 18/08/2021 | Flat |

**Street average:** £249,722 (9 sales)
**Area average:** £270,800 (5 sales)

## Price vs local average

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

- **Local average:** £240,167 (9 Flat, BN41, 2024–2026)
- **Deviation:** -4.2%

## 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:** 0.65% (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:** 7.8%
- **Cost-to-rent:** 12.8×
- **Monthly cashflow:** £419/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.5%

*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).*

## Capital growth trend

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

- **5y growth:** -8.3%
- **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)

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Property details

Tenure

LEASEHOLD

Last sold

£230,000 Oct 2017

Local average

£240,167 (-4.2%)

Deprivation

Decile 3 (9,180 of 33,755)

Street crime

285 incidents within 1 mile (May 2026)

Key features

Purpose built development
Two double bedroom
Passenger lift
Very well presented throughout
Modern fitted kitchen & bathroom
South facing balcony
Allocated parking space
No on-going chain

Additional details

Parking: Allocated

Description

SECURE COMMUNAL ENTRANCE ** Wall mounted entry-phone system and communal door to'

COMMUNAL ENTRANCE HALL Passenger lift and stairs rising to first floor landing with personal front door to:

ENTRANCE HALL Radiator, built in double utility cupboard housing space and plumbing for washing machine and slatted shelving, wall mounted thermostat, smoothed ceiling, doors to:

OPEN PLAN LOUNGE/KITCHEN 'L' shaped 24' 9" at longest point narrowing to 9'3 in lounge area x 20' 3" at widest point narrowin Lounge Area:

Double glazed door with window adjacent leading to southerly aspect balcony, two radiators, TV aerial point, smoothed ceiling, opening into:

Kitchen Area:

Modern fitted matching range of white high gloss fronted floor, drawer and wall mounted units with contrasting wood effect roll edge work surfaces incorporating; inset one and a half bowl stainless steel sink and drainer unit with mixer tap, inset four ring stainless steel gas hob with matching oven below and stainless steel canopy extractor over, space and plumbing for dishwasher, space for free standinfgfridge/freezer, wall mounted 'Potterton' combination boiler housed in matching unit, tiled splash backs, tiled flooring, smoothed ceiling.

SOUTH FACING BALCONY Offering southerly chimney top views.

BEDROOM ONE 12' 7" x 9' 8" (3.84m x 2.95m) Double glazed window , radiator, built in wardrobe, smoothed ceiling.

BEDROOM TWO 12' 7" x 10' 5" (3.84m x 3.18m) Double glazed window, radiator, smoothed ceiling.

BATHROOM Modern fitted white suite with chrome fitments incorporating; panelled bath with mixer tap and wall mounted shower attachment, pedestal wash hand basin with mixer tap, low level WC with concealed button flush cistern, shaver socket, chrome heated ladder towel rail, part tiled walls, tiled flooring, smoothed ceiling.

ALLOCATED PARKING Private off road vehicular parking space. There are also visitors parking spaces.

COMMUNAL GARDENS ** Well maintained communal gardens surround the property.

Listed by

Southwick

Hyman Hill

Reference: 59635255

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC GRAPH

EPC Front Page

Price history

Event	Date	Price	% change
Sold	05/10/2017 (8 years ago)	£230,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street KINGSTON HOUSE, 56A FLAT 2 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£280,000	13/03/2025	Flat
Same street KINGSTON HOUSE, 56A FLAT 6 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£275,000	13/12/2024	Flat
Same street KINGSTON HOUSE, 56A FLAT 20 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£270,000	19/07/2024	Flat
Same street KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£280,000	09/02/2024	Flat
Same street KINGSTON HOUSE, 56A FLAT 10 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£137,500	29/09/2023	Flat
Same street 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
Same street 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
Same street 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
Same street KINGSTON HOUSE, 56A FLAT 1 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR	£240,000	27/08/2021	Flat
5 LAYLANDS ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PP	£194,000	18/08/2021	Flat

Street average: £249,722 (9 sales)

Area average: £270,800 (5 sales)

Capital growth trend

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

5y growth -8.3%

10y growth 6.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Adur. Series: Flats and maisonettes. As of April 2026.

1y (index) -6.7%

5y (index) -4%

10y (index) 8%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: BRIDGEWATER DEVELOPMENTS LIMITED (3076623)

Rental Range

Estimated market rent for Adur. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,245/mo

Realistic £1,383/mo

Optimistic £1,521/mo

Based on Local Authority from postcode lookup → Adur.

LHA (30th percentile) floor for Crawley & Reigate: £1,097/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BN41 1AR

Address

56a Gardner Road

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Gardner Road	0.1 miles
Shop	Second Chance The Lighthouse Community Church	0.1 miles
Shop	Laylands News	0.1 miles
Bus stop	Fishersgate Station	0.1 miles
Train station	Fishersgate	0.1 miles
Train station	Southwick	0.7 miles
Hospital	Aldrington House	1.6 miles
Hospital	The Montefiore Hospital	2.9 miles
University	University of Brighton Phoenix Halls	3.9 miles
University	University of Brighton Moulesecoomb Campus	4.5 miles

Street-level crime

Category	Count
Violence and sexual offences	94
Anti-social behaviour	69
Public order	29
Shoplifting	27
Criminal damage and arson	21
Other theft	17
Vehicle crime	7
Robbery	6
Drugs	5
Other crime	4
Possession of weapons	3
Burglary	2
Bicycle theft	1
Total incidents	285

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Eastbrook Primary Academy	Primary	0.4 miles	Outstanding — 11 Sep 2015
St Mary's Catholic Primary School	Primary	0.4 miles	Good — 16 May 2014
Brackenbury Primary School	Primary	0.4 miles	Good — 8 May 2022
St Nicolas CofE Primary School	Primary	0.5 miles	Good — 12 Jan 2023
Benfield Primary School	Primary	0.6 miles	Good — 11 May 2016

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)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.65%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 7.8%

Cost-to-rent ratio 12.8×

Monthly cashflow £419/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).