# 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:** -0.4%
- **10y growth:** 10.3%

## 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)