# 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

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.

## 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:** 24.3%
- **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)