# 3 bedroom flat for sale (BN2 1EG) ## Property Details | Key | Value | |-----|-------| | Address | 35B, EATON PLACE, BRIGHTON, BRIGHTON AND HOVE BN2 1EG | | Price | £425,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: before 1900 | | Floor area | 109 m² | | Last sold | £440,000 Apr 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 06/06/2031 - **Current heating cost:** £731/year - **Est. upgrade cost to C:** £15,400 ### Recommendations - A (£100 - £350) - A2 (£850 - £1,500) - Q (£4,000 - £14,000) - D (£80 - £120) - O (£3,300 - £6,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0010-2513-9060-2209-8245) ## Description ***Guide Price £425,000-£475,000*** An inviting coastal retreat blending generous Victorian proportions with a contemporary lifestyle, this elegant 3 bed apartment spans a restful 105.63m2 (1136.99 sq. ft.) over the 1st (top) floor of a magnificent double fronted Villa. In fashionable Kemptown Village it’s ideal for professionals or families 2 mins walk from Brighton College Prep, 3 from the sea and 4 from the County Hospital. There’s a vibrant café culture around the corner, the lanes are a 15-20 minute stroll along St James’s Street (on the Pride route) and Brighton’s direct trains to Gatwick and London are about 9 mins by cab. In a stately terrace on a tree-lined street which steps down to the sea and offers plentiful permit parking with no waiting list, inside delivers a sophisticated lifestyle. An impressive living room has a period fireplace and the luxury bathroom has both a large bath and walk in shower. All 3 bedrooms are generous doubles, and of similar size, you are spoilt for choice. The flat includes a right of storage in the roof space and, subject to separate negotiation with the freeholder, the potential to develop the large roof space for additional accommodation. The Village has plenty of amenities including a weekly farmer’s market and a new Lido, cafés and bars on the beach and the area is well served for green spaces which hold events during our legendary festivals. a 15-20 minute stroll along the seafront will take you to the picturesque cultural heart of our famous coastal resort or to the waterfront restaurants of the Marina and nearby, Eastern Road will take you into the city and links to the A23/A27, or out to links to the National Park or Lewes. Style: FF (top) Apartment in double fronted Victorian Villa Type 3 double bedrooms, 1 bathroom, living room, kitchen Area Kemptown Village Floor Area Please see floor plan Outside Space N/A Parking Permit Zone H no list Council Tax Band C Why You’ll Like It: Enjoy an elegant lifestyle in this sought after conservation area in a fashionable spot where local amenities include cafés, bistro pubs, a butcher’s and a bookstore as well as a post office, a pharmacy and a weekly farmer’s market. This spacious Victorian property is quietly located between Eastern Road, which hosts Amex and the legal centre, and the Coast Road, which takes you to the National Park, and both deliver you into or out of the city within minutes. Set up and back from the tree-lined street, the grand entrance is secured by answer phone and the communal hall is shared by only 1 apartment. A door opens to a private staircase which leads to this expansive property which with no-one above, feels very quiet and private. On the first floor, a broad central hallway has a high ceiling overhead. Ahead, of classic proportions and understated elegance, the beautiful living room has a stately bay window to frame the leafy, historic street and high above the street it is a comfortable refuge with versatile space of 4.27 x 4.0m (14’0 x 13’1) to welcome friends and family and a period style fireplace to enjoy. Next door, the bright and cheerful kitchen is perfect for every day but also for entertaining with ample storage and practical work tops, and it’s good to go with an integrated gas hob, electric oven and plumbing for a washing machine. Private and peaceful at the back of this substantial property with garden views, two generous double bedrooms have the restful proportions only period homes can deliver, one with fitted wardrobes in place, the other with alcoves, and both have space for a workstation. A secluded eyrie high above the street at tree top level, the third, inviting bedroom, used as the principal, has a beautifully high ceiling, designer wallpaper and a gracious bay to bathe room with morning light. At the far end of the maisonette, the airy bathroom has a high-spec, contemporary finish where the bathtub has a shower wand and there is space for a large walk in, dual head shower. Agent Says: “The majestic apartments on this terrace close to the amenities of Kemptown Village and just one block from the sea do not appear on the market very often.” Vendor’s Comments: “With an east/west orientation all of the rooms are big and beautifully bright all day. The building it is so large that we feel very private here. We love the grand proportions and the fact that the layout is so versatile. 15-20 mins’ walk from the Dome, theatres and the Royal Pavilion, friends love to visit and they enjoy being so close to the sea. There are plenty of activities along the nearby seafront or in Queen’s Park and East Brighton Park which are both within walking distance, and Brighton has something for everyone from enjoying boat trips, picnics on the beach, exploring the beach bars or exploring the vast choice of restaurants and festivals.” Where It Is: Shops: Kemptown Village 1 mins walk, The Lanes 15 mins walk, 5 by cab Train Station: Brighton 10 -15 by bus Seafront or Park: Seafront 2 mins walk, Queen’s Park 6 Closest Schools: Primary: St Luke’s, Queen’s Park Secondary: Varndean or Dorothy Stringer Private: Brighton College, Brighton Waldorf, Brighton Girls, Roedean With a laid back café culture, independent, specialist shops and a farmer’s market as well as a Co-Op, post office and chemist, Kemptown Village is one of the most sought after locations within our international coastal resort and is bordered by beaches which have seafront bars, a lido, yoga, volleyball courts, kayak club…. The hospital, law centres and Amex are nearby and the theatres and Lanes of central Brighton are all within a scenic stroll along the seafront or past the lively bars and restaurants of St James’ Street – which also hosts Pride. Buses into the city, along the coast and to the universities are nearby and the proximity to Brighton train station with its fast link to Gatwick and London makes commuting possible. For those who need a car, both the A23/27 and coast road are easy to reach and at the time of writing permit zone H has no waiting list. ## Property Photos - ![Picture No. 40](/listings/photos/153826286/1342596) - Picture No. 40 - ![Picture No. 38](/listings/photos/153826286/1342604) - Picture No. 38 - ![Picture No. 37](/listings/photos/153826286/1342606) - Picture No. 37 - ![Picture No. 46](/listings/photos/153826286/1342608) - Picture No. 46 - ![Picture No. 13](/listings/photos/153826286/1342610) - Picture No. 13 - ![Picture No. 44](/listings/photos/153826286/1342613) - Picture No. 44 - ![Picture No. 35](/listings/photos/153826286/1342615) - Picture No. 35 - ![Picture No. 36](/listings/photos/153826286/1342617) - Picture No. 36 - ![Picture No. 47](/listings/photos/153826286/1342619) - Picture No. 47 - ![Picture No. 45](/listings/photos/153826286/1342622) - Picture No. 45 - ![Picture No. 33](/listings/photos/153826286/1342623) - Picture No. 33 - ![Picture No. 32](/listings/photos/153826286/1342626) - Picture No. 32 - ![Picture No. 50](/listings/photos/153826286/1342628) - Picture No. 50 - ![Picture No. 34](/listings/photos/153826286/1342630) - Picture No. 34 - ![Picture No. 48](/listings/photos/153826286/1342631) - Picture No. 48 - ![Picture No. 49](/listings/photos/153826286/1342632) - Picture No. 49 - ![Picture No. 11](/listings/photos/153826286/1342633) - Picture No. 11 - ![Picture No. 39](/listings/photos/153826286/1342634) - Picture No. 39 - ![Picture No. 43](/listings/photos/153826286/1342635) - Picture No. 43 - ![Picture No. 51](/listings/photos/153826286/1342637) - Picture No. 51 - ![Picture No. 42](/listings/photos/153826286/1342638) - Picture No. 42 - ![Picture No. 41](/listings/photos/153826286/1342639) - Picture No. 41 ## Floorplans - ![Floorplan](/listings/photos/153826286/1342641) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/153826286/1342644) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 35B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £440,000 | 08/04/2025 | Flat | | 35B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £352,500 | 24/02/2012 | Flat | | 35B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £155,000 | 02/06/2000 | Flat | | 35B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £125,000 | 10/02/2000 | 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 | |---------|-------|------|------| | PERCIVAL MANSIONS FLAT 24 PERCIVAL TERRACE, KEMP TOWN, BRIGHTON, BRIGHTON AND HOVE, BN2 1FP | £480,000 | 09/01/2026 | Flat | | [Same street] CHESHAM MANSIONS, 25 - 27 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £360,000 | 05/12/2025 | Flat | | 4 FLAT 1B CLARENDON TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FD | £172,500 | 01/12/2025 | Flat | | 1A BASEMENT CHICHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FG | £360,000 | 29/10/2025 | Flat | | 17 FIRST FLOOR FLAT CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £365,000 | 23/09/2025 | Flat | | [Same street] EATON COURT 29-31 FLAT 1 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £426,500 | 22/09/2025 | Flat | | [Same street] 39 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £793,000 | 06/06/2025 | Flat | | 6 FLAT A EASTERN TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1DJ | £330,000 | 31/03/2025 | Flat | | 3 FLAT 4 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £440,000 | 21/03/2025 | Flat | | 11A CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £365,000 | 03/03/2025 | Flat | | 17 FLAT 5 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £182,500 | 28/02/2025 | Flat | | [Same street] 46 FLAT A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £440,000 | 18/12/2024 | Flat | | [Same street] 47 FLAT 2 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £165,000 | 19/09/2024 | Flat | | [Same street] EATON COURT 29-31 FLAT 3 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £450,000 | 12/06/2024 | Flat | | SURREY HOUSE 18 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EW | £280,000 | 19/03/2024 | Flat | | SURREY HOUSE 18 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EW | £280,000 | 19/03/2024 | Flat | | CHICHESTER HOUSE GROUND FLOOR FLAT CHICHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FN | £615,000 | 24/11/2023 | Flat | | CAVENDISH COURT 2 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £205,000 | 22/09/2023 | Flat | | [Same street] CHESHAM MANSIONS, 25 - 27 FLAT 1A EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £375,000 | 22/08/2023 | Flat | | CAVENDISH COURT 5 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £212,500 | 06/06/2023 | Flat | | CAVENDISH COURT 21 ST GEORGES ROAD, BRIGHTON, BRIGHTON AND HOVE, BN2 1FU | £156,500 | 06/06/2023 | Flat | | 14 BASEMENT FLAT CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £378,000 | 01/06/2023 | Flat | | KESLAKE HOUSE, 14 BASEMENT FLAT 2 CHICHESTER TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FG | £575,000 | 27/04/2023 | Flat | | [Same street] 39B EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £300,000 | 21/04/2023 | Flat | | 10 FLAT 1 CHESHAM PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FB | £475,000 | 04/04/2023 | Flat | | 7 GROUND FLOOR FLAT PASTON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1HA | £310,000 | 21/12/2022 | Flat | | 2 - 3 FLAT 1 CLARENDON TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FD | £983,000 | 19/12/2022 | Flat | | 9 SUDELEY TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1HD | £600,000 | 14/12/2022 | Flat | | [Same street] EATON COURT 29-31 FLAT 5 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £468,000 | 15/02/2022 | Flat | | [Same street] EATON COURT 29-31 FLAT 1 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £350,000 | 21/12/2021 | Flat | | [Same street] 44 FLAT 4 EATON PLACE, BRIGHTON, BRIGHTON AND HOVE, BN2 1EG | £277,000 | 01/10/2021 | Flat | **Street average:** £400,409 (11 sales) **Area average:** £388,250 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £272,013 (108 Flat, BN2, 2024–2026) - **Deviation:** +56.2% ## Rental Range *ONS Price Index of Private Rents (Brighton and Hove). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,634/mo - **Realistic:** £1,816/mo - **Optimistic:** £1,998/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Brighton and Hove (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,446/mo ## 1% Rule - **Rent ratio:** 0.43% (weak for cashflow) - **Max investor price (0.8%):** £227,000 - **Target investor price (1%):** £181,600 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £3,899/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -18.8% - **10y growth:** 1.9% ## House Price Index (HM Land Registry) *Official index for Brighton and Hove; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3.1% - **5y growth (index):** -0.2% - **10y growth (index):** 15.1% ## 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)