Sold Cottage

1 CASTLE RISE

LEWES, EAST SUSSEX BN7 1UT

2 beds 1 baths 48 m² Listed 8 Oct 2025 (-286d)

£349,950

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# 2 bedroom cottage for sale (BN7 1UT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 CASTLE RISE, LEWES, EAST SUSSEX BN7 1UT |
| Price | £349,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £351,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 14/08/2035
- **Current heating cost:** £848/year
- **Est. upgrade cost to C:** £29,650

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W2 (£5,000 - £10,000)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9557-3053-1208-6425-7204)

## Description

Castle Rise is almost a secret, just off the New Road cul-de-sac and meandering up to Castle Banks, The Maltings and then the Castle Tilting Ground with Castle Gate House and Lewes Castle standing proud with The Barbican and Lewes High Street just beyond and only a couple of minutes from 1 Castle Rise.  The town centre has many other historical attractions, along with an abundance of independent shops, cafes, pubs and restaurants, 3 superstores, Leisure Centre, good state and private schools, Depot Cinema and Lewes Railway Station (London Victorian 65 mins, London Bridge 70 mins, & Brighton 15 mins).

ACCOMMODATION WITH APPROXIMATE MEASUREMENTS COMPRISES:-

FIRST FLOOR

LANDING

Stairs with painted treads and wooden balustrades. Exposed wood floorboards.

BEDROOM 1

10`8 x 12`5 max. and 8`3 min (irregular shaped room). Window with attractive view over The Paddock. Antique style radiator. Exposed wood floorboards. Fitted bookshelves. Hatch to insulated roof space. Latch door.

BEDROOM 2

8`6 x 8`2. Window looking to Castle Rise and The Paddock. Fitted bookshelves, Antique style radiator. Recessed shelved unit. Exposed wood floorboards.

SHOWER ROOM

7`6 x 6`3. uPVC double glazed window. Shower cubicle with Bristan independent shower and tiled walls. Wash basin. Low level w.c. Chrome ladder towel rail. Exposed wood floorboards. Deep cupboard, 5`4 x 3`4, with Worcester Bosch gas fired boiler and shelves.

GROUND FLOOR

Entrance door to:-

SITTING ROOM

17`3 x 11`. 2 Windows looking to Castle Rise and uPVC double glazed window to the rear garden. Stairs to first floor. 2 Double radiators. 3 Sets of spotlights. TV point. Attractive small brick fireplace with tiled mantle. Storage cupboard, 4`3 depth, with shelves and gas meter.

KITCHEN

11`8 x 6`. uPVC double glazed window to rear garden. Ceramic Butler`s sink with single drainer. Tiled floor.

OUTSIDE

WALLED COURTYARD GARDEN

21` x 12`. Small patio and raised bed. Outside light and water tap. Brick & flint town wall to rear and gate to rear access.

**what3words /// ** commuting.desk.cheerily

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/167995694/802427)
- ![Photo](/listings/photos/167995694/802428)
- ![Photo](/listings/photos/167995694/802429)
- ![Photo](/listings/photos/167995694/802430)
- ![Photo](/listings/photos/167995694/802431)
- ![Photo](/listings/photos/167995694/802432)
- ![Photo](/listings/photos/167995694/802434)
- ![Photo](/listings/photos/167995694/802435)
- ![Photo](/listings/photos/167995694/802437)
- ![Photo](/listings/photos/167995694/802438)

## Floorplans

- ![Floorplan 1](/listings/photos/167995694/802439) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/167995694/802441) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17338010
- **Address:** 1 Castle Rise, LEWES, BN7 1UT
- **Certificate Issued:** 21/06/2026
- **Work Completed:** 15/06/2026
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 CASTLE RISE, LEWES, EAST SUSSEX, BN7 1UT | £351,000 | 16/02/2026 | Terraced |
| 1 CASTLE RISE, LEWES, EAST SUSSEX, BN7 1UT | £210,000 | 29/10/2010 | Terraced |
| 1 CASTLE RISE, LEWES, EAST SUSSEX, BN7 1UT | £158,000 | 28/09/2000 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1A OFFHAM ROAD, LEWES, EAST SUSSEX, BN7 2QR | £960,000 | 01/09/2022 | Detached |
| 33 PADDOCK ROAD, LEWES, EAST SUSSEX, BN7 1UU | £455,000 | 14/01/2022 | Detached |

**Area average:** £707,500 (2 sales)

## Price vs local average

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

- **Local average:** £1,075,500 (11 Detached, BN7, 2024–2026)
- **Deviation:** -67.5%

## Rental Range

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

- **Low:** £1,191/mo
- **Realistic:** £1,323/mo
- **Optimistic:** £1,455/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South East Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,047/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 Terraced House, Paddock Road, BN7 | £1,500/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Semi-Detached House, Westgate Street, BN7 | £1,750/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Terraced House, Keere Street, BN7 | £1,650/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Terraced House, Keere Street, BN7 | £1,575/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed End Terrace, Western Road, BN7 | £1,250/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Terraced House, Western Road, BN7 | £1,600/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Semi-Detached House, The Spinneys, BN7 | £1,450/mo | 2 | 0.62 miles | OpenRent |

**Average rent: £1,539/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £196,875
- **Target investor price (1%):** £157,500

*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 £1,575/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.5×
- **Monthly cashflow:** £14/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.2%

*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:** £7,291/m²

## Capital growth trend

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

- **5y growth:** 31.7%
- **10y growth:** 15%

## House Price Index (HM Land Registry)

*Official index for Lewes; Detached series; as of April 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 11.8%
- **10y growth (index):** 24.2%

## 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

FREEHOLD

Floor area

48 m²

Council tax band

EPC rating

Last sold

£351,000 Feb 2026

Price per m²

£7,291/m²

Local average

£1,075,500 (-67.5%)

Deprivation

Decile 6 (19,548 of 33,755)

Street crime

177 incidents within 1 mile (May 2026)

Additional details

Heating: Gas central
Garden: Private garden

Description

Charles Wycherley Independent Estate Agents are pleased to market this most attractive double-fronted period cottage on a short footpath to Lewes Castle with the flint town wall bordering the garden. This is a truly delightful and quiet property with view over New Road to the central Lewes Paddock and having 2 bedrooms with views from the first floor and most attractive and generous shower room to the rear with modern period style fittings. The ground floor entrance into a full-width sitting room with fireplace and unfitted kitchen with currently a modern Butlers sink. The kitchen looks over the delightful courtyard garden with the recently refurbished town wall as the rear boundary.

Castle Rise is almost a secret, just off the New Road cul-de-sac and meandering up to Castle Banks, The Maltings and then the Castle Tilting Ground with Castle Gate House and Lewes Castle standing proud with The Barbican and Lewes High Street just beyond and only a couple of minutes from 1 Castle Rise. The town centre has many other historical attractions, along with an abundance of independent shops, cafes, pubs and restaurants, 3 superstores, Leisure Centre, good state and private schools, Depot Cinema and Lewes Railway Station (London Victorian 65 mins, London Bridge 70 mins, & Brighton 15 mins).

ACCOMMODATION WITH APPROXIMATE MEASUREMENTS COMPRISES:-

FIRST FLOOR

LANDING
Stairs with painted treads and wooden balustrades. Exposed wood floorboards.

BEDROOM 1
10`8 x 12`5 max. and 8`3 min (irregular shaped room). Window with attractive view over The Paddock. Antique style radiator. Exposed wood floorboards. Fitted bookshelves. Hatch to insulated roof space. Latch door.

BEDROOM 2
8`6 x 8`2. Window looking to Castle Rise and The Paddock. Fitted bookshelves, Antique style radiator. Recessed shelved unit. Exposed wood floorboards.

SHOWER ROOM
7`6 x 6`3. uPVC double glazed window. Shower cubicle with Bristan independent shower and tiled walls. Wash basin. Low level w.c. Chrome ladder towel rail. Exposed wood floorboards. Deep cupboard, 5`4 x 3`4, with Worcester Bosch gas fired boiler and shelves.

GROUND FLOOR

Entrance door to:-
SITTING ROOM
17`3 x 11`. 2 Windows looking to Castle Rise and uPVC double glazed window to the rear garden. Stairs to first floor. 2 Double radiators. 3 Sets of spotlights. TV point. Attractive small brick fireplace with tiled mantle. Storage cupboard, 4`3 depth, with shelves and gas meter.

KITCHEN
11`8 x 6`. uPVC double glazed window to rear garden. Ceramic Butler`s sink with single drainer. Tiled floor.

OUTSIDE

WALLED COURTYARD GARDEN
21` x 12`. Small patio and raised bed. Outside light and water tap. Brick & flint town wall to rear and gate to rear access.

what3words /// commuting.desk.cheerily

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Listed by

Lewes

Charles Wycherley

Reference: 167995694

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 15/08/2025

Expiry date: 14/08/2035

Current heating cost: £848/year

Potential heating cost: £477/year

Est. upgrade cost to C: £29,650

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (solid floor) (£5,000 - £10,000)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #17338010 Recent

Property Details

Street: 1 Castle Rise

Town: LEWES

Postcode: BN7 1UT

Installation Details

Items: 1 door

Certificate Issued: 21/06/2026

Work Completed: 15/06/2026

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

122% since 2000

Event	Date	Price	% change
Sold	16/02/2026 (5 months ago)	£351,000	+67.1%
Sold	29/10/2010 (15 years ago)	£210,000	+32.9%
Sold	28/09/2000 (25 years ago)	£158,000	—

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
1A OFFHAM ROAD, LEWES, EAST SUSSEX, BN7 2QR	£960,000	01/09/2022	Detached
33 PADDOCK ROAD, LEWES, EAST SUSSEX, BN7 1UU	£455,000	14/01/2022	Detached

Area average: £707,500 (2 sales)

Capital growth trend

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

5y growth 31.7%

10y growth 15%

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

1y (index) 3.3%

5y (index) 11.8%

10y (index) 24.2%

Rental Range

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

Low £1,191/mo

Realistic £1,323/mo

Optimistic £1,455/mo

Based on Local Authority from postcode lookup → Lewes.

LHA (30th percentile) floor for South East Herts: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BN7 1UT

Nearby

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

Type	Name	Distance
Shop	The Cutting Club	0.1 miles
Shop	Langtons	0.1 miles
Bus stop	Law Courts	0.1 miles
Bus stop	Post Office	0.1 miles
Train station	Lewes	0.3 miles
Train station	Cooksbridge	2.2 miles
University	Richmond AS03 Lecture Theatre	4.2 miles
University	Fulton LT-A Lecture Theatre	4.2 miles
Hospital	Eye Hospital	6.7 miles
Hospital	The Montefiore Hospital	7.7 miles

Street-level crime

Category	Count
Anti-social behaviour	59
Violence and sexual offences	54
Criminal damage and arson	16
Shoplifting	13
Public order	11
Other crime	7
Other theft	7
Drugs	5
Possession of weapons	2
Burglary	1
Theft from the person	1
Vehicle crime	1
Total incidents	177

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
Lewes Old Grammar School	Other	0.2 miles	— (No rating)
Western Road Community Primary School	Primary	0.4 miles	Good — 23 Apr 2012
Southover CofE Primary School	Primary	0.4 miles	Good — 18 Oct 2013
Priory School	Secondary	0.5 miles	Good — 14 Apr 2015
South Malling CofE Primary and Nursery School	Primary	0.7 miles	Good — 10 Jan 2012

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 Terraced House, Paddock Road, BN7	£1,500/mo	2	0.06 miles	OpenRent
2 Bed Semi-Detached House, Westgate Street, BN7	£1,750/mo	2	0.18 miles	OpenRent
2 Bed Terraced House, Keere Street, BN7	£1,650/mo	2	0.22 miles	OpenRent
2 Bed Terraced House, Keere Street, BN7	£1,575/mo	2	0.28 miles	OpenRent
2 Bed End Terrace, Western Road, BN7	£1,250/mo	2	0.41 miles	OpenRent
2 Bed Terraced House, Western Road, BN7	£1,600/mo	2	0.43 miles	OpenRent
2 Bed Semi-Detached House, The Spinneys, BN7	£1,450/mo	2	0.62 miles	OpenRent

Average rent: £1,539/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £196,875

Target investor price (1%) £157,500

Gross yield 5.4%

Cost-to-rent ratio 18.5×

Monthly cashflow £14/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.2%

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).