Sold Detached

2 LORDS LANE

HASTINGS, EAST SUSSEX TN35 5EB

3 beds 1 baths 807 sq ft Listed 30 Sep 2025 (-256d)

£240,000

Guide Price

Reduced on 13 Nov 2025

Save

# 3 bedroom detached house for sale (TN35 5EB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 LORDS LANE, HASTINGS, EAST SUSSEX TN35 5EB |
| Price | £240,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 75 m² |
| Last sold | £225,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 04/12/2035
- **Current heating cost:** £1,477/year
- **Est. upgrade cost to C:** £30,085

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W2 (£5,000 - £10,000)
- D (£150 - £250)
- G (£220 - £250)
- 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/2130-6302-3050-3094-5605)

## Description

Lot – 2 - Auction Guide Price – £240,000 - £250,000 Plus fees

The property is to be offered online by Clive Emson Auctioneers on 11 December 2025

To register to bid, view legal documentation or for general auction enquiries please contact the

auctioneers or visit their website cliveemson.co.uk

A three-bedroom detached residence, located in a rarely available private road in Clive Vale. The property is offered to the market chain free and presents considerable potential for improvement throughout.

Occupying a generous plot, the property is set well back from the road and enjoys a substantial frontage, providing off-road parking, a detached garage, and a sizeable front garden. The rear of the property also benefits from a private garden space, offering excellent scope for landscaping or further development.

Internally, the current layout comprises an entrance hallway, a lounge, a kitchen, a sun room, one ground floor bedroom, and a bathroom. The first floor accommodates two additional bedrooms, completing a flexible internal arrangement with scope for reconfiguration.

This property represents a rare chance to acquire a detached home in a sought-after location, with substantial potential to add value through refurbishment.

**Entrance Porch** -

**Front Door** -

**Entrance Hall** -

**Bedroom** - 3.10m x 3.05m (10'2" x 10'0") -

**Bathroom** -

**Lounge** - 5.49m x 3.02m (18'0" x 9'10") -

**Kitchen** - 3.28m x 3.07m (10'9" x 10'0") -

**Sun Room** -

**Stairs To First Floor** -

**Bedroom** - 3.28m x 3.10m (10'9" x 10'2") -

**Bedroom** - 3.28m x 3.28m (10'9" x 10'9") -

**Eaves Storage** -

**Font & Rear Gardens** -

**Detached Garage & Drive** -

## Property Photos

- ![Photo](/listings/photos/167623202/344714)
- ![Photo](/listings/photos/167623202/344715)
- ![Photo](/listings/photos/167623202/344716)
- ![Photo](/listings/photos/167623202/344717)
- ![Photo](/listings/photos/167623202/344718)
- ![Photo](/listings/photos/167623202/344719)
- ![Photo](/listings/photos/167623202/344720)
- ![Photo](/listings/photos/167623202/344721)
- ![Photo](/listings/photos/167623202/344722)
- ![Photo](/listings/photos/167623202/344723)
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- ![Photo](/listings/photos/167623202/344725)
- ![Photo](/listings/photos/167623202/344726)
- ![Photo](/listings/photos/167623202/344727)
- ![Photo](/listings/photos/167623202/344728)

## Floorplans

- ![Floorplan 1](/listings/photos/167623202/344729) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 LORDS LANE, HASTINGS, EAST SUSSEX, TN35 5EB | £225,000 | 19/01/2026 | Detached |
| 2 LORDS LANE, HASTINGS, EAST SUSSEX, TN35 5EB | £210,000 | 04/05/2012 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 391 OLD LONDON ROAD, HASTINGS, EAST SUSSEX, TN35 5BD | £200,000 | 18/12/2025 | Detached |
| 26 FAIRLIGHT AVENUE, HASTINGS, EAST SUSSEX, TN35 5HS | £419,010 | 25/03/2024 | Detached |
| 2 MIDDLE ROAD, HASTINGS, EAST SUSSEX, TN35 5DL | £325,000 | 05/10/2023 | Detached |
| 351 HAROLD ROAD, HASTINGS, EAST SUSSEX, TN35 5HG | £395,000 | 05/05/2023 | Detached |
| 371 OLD LONDON ROAD, HASTINGS, EAST SUSSEX, TN35 5BD | £430,000 | 28/10/2022 | Detached |
| 10 FAIRLIGHT AVENUE, HASTINGS, EAST SUSSEX, TN35 5HS | £605,000 | 15/09/2022 | Detached |
| 89 CLIFTON ROAD, HASTINGS, EAST SUSSEX, TN35 5AP | £450,000 | 29/07/2022 | Detached |
| 105 MIDDLE ROAD, HASTINGS, EAST SUSSEX, TN35 5DL | £312,500 | 11/05/2022 | Detached |
| 540 OLD LONDON ROAD, HASTINGS, EAST SUSSEX, TN35 5BN | £362,000 | 11/04/2022 | Detached |
| 548 OLD LONDON ROAD, HASTINGS, EAST SUSSEX, TN35 5BN | £340,000 | 28/09/2021 | Detached |
| 54 VICTORIA AVENUE, HASTINGS, EAST SUSSEX, TN35 5BU | £320,000 | 17/09/2021 | Detached |
| 18 SAXON ROAD, HASTINGS, EAST SUSSEX, TN35 5HP | £375,000 | 06/09/2021 | Detached |
| 30 FAIRLIGHT AVENUE, HASTINGS, EAST SUSSEX, TN35 5HS | £350,000 | 30/07/2021 | Detached |
| 29 THE BROADWAY, HASTINGS, EAST SUSSEX, TN35 5EH | £268,000 | 15/07/2021 | Detached |

**Area average:** £367,965 (14 sales)

## Price vs local average

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

- **Local average:** £444,791 (17 Detached, TN35, 2024–2026)
- **Deviation:** -46%

## Rental Range

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

- **Low:** £906/mo
- **Realistic:** £1,007/mo
- **Optimistic:** £1,108/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/mo

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £125,875
- **Target investor price (1%):** £100,700

*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:** £3,200/m²

## Capital growth trend

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

- **5y growth:** -33.6%
- **10y growth:** 39%

## House Price Index (HM Land Registry)

*Official index for Hastings; Detached series; as of March 2026.*

- **1y growth (index):** -3.5%
- **5y growth (index):** 6.3%
- **10y growth (index):** 34.9%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

75 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£225,000 Jan 2026

Price per m²

£3,200/m²

Local average

£444,791 (-46%)

Deprivation

Decile 3 (7,227 of 33,755)

Street crime

167 incidents within 1 mile (Apr 2026)

Key features

CHAIN FREE
CASH BUYERS ONLY
Detached House
Three Well-Proportioned Bedrooms
Generous Wrap Around Gardens
Excellent Location
Huge Potential
Detached Garage & Drive
Lounge & Separate Sun Room
Council Tax Band D

Additional details

Parking: Yes
Garden: Yes

Description

Lot – 2 - Auction Guide Price – £240,000 - £250,000 Plus fees

The property is to be offered online by Clive Emson Auctioneers on 11 December 2025

To register to bid, view legal documentation or for general auction enquiries please contact the
auctioneers or visit their website cliveemson.co.uk

A three-bedroom detached residence, located in a rarely available private road in Clive Vale. The property is offered to the market chain free and presents considerable potential for improvement throughout.

Occupying a generous plot, the property is set well back from the road and enjoys a substantial frontage, providing off-road parking, a detached garage, and a sizeable front garden. The rear of the property also benefits from a private garden space, offering excellent scope for landscaping or further development.

Internally, the current layout comprises an entrance hallway, a lounge, a kitchen, a sun room, one ground floor bedroom, and a bathroom. The first floor accommodates two additional bedrooms, completing a flexible internal arrangement with scope for reconfiguration.

This property represents a rare chance to acquire a detached home in a sought-after location, with substantial potential to add value through refurbishment.

Entrance Porch -

Front Door -

Entrance Hall -

Bedroom - 3.10m x 3.05m (10'2" x 10'0") -

Bathroom -

Lounge - 5.49m x 3.02m (18'0" x 9'10") -

Kitchen - 3.28m x 3.07m (10'9" x 10'0") -

Sun Room -

Stairs To First Floor -

Bedroom - 3.28m x 3.10m (10'9" x 10'2") -

Bedroom - 3.28m x 3.28m (10'9" x 10'9") -

Eaves Storage -

Font & Rear Gardens -

Detached Garage & Drive -

Listed by

Hastings

Just Property

Reference: 167623202

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 05/12/2025

Expiry date: 04/12/2035

Current heating cost: £1,477/year

Potential heating cost: £764/year

Est. upgrade cost to C: £30,085

EPC E 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)
Draughtproof single-glazed windows (£150 - £250)
Upgrade heating controls (£220 - £250)
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

Price history

7% since 2012

Event	Date	Price	% change
Sold	19/01/2026 (4 months ago)	£225,000	+7.1%
Sold	04/05/2012 (14 years ago)	£210,000	—

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
391 OLD LONDON ROAD, HASTINGS, EAST SUSSEX, TN35 5BD	£200,000	18/12/2025	Detached
26 FAIRLIGHT AVENUE, HASTINGS, EAST SUSSEX, TN35 5HS	£419,010	25/03/2024	Detached
2 MIDDLE ROAD, HASTINGS, EAST SUSSEX, TN35 5DL	£325,000	05/10/2023	Detached
351 HAROLD ROAD, HASTINGS, EAST SUSSEX, TN35 5HG	£395,000	05/05/2023	Detached
371 OLD LONDON ROAD, HASTINGS, EAST SUSSEX, TN35 5BD	£430,000	28/10/2022	Detached
10 FAIRLIGHT AVENUE, HASTINGS, EAST SUSSEX, TN35 5HS	£605,000	15/09/2022	Detached
89 CLIFTON ROAD, HASTINGS, EAST SUSSEX, TN35 5AP	£450,000	29/07/2022	Detached
105 MIDDLE ROAD, HASTINGS, EAST SUSSEX, TN35 5DL	£312,500	11/05/2022	Detached
540 OLD LONDON ROAD, HASTINGS, EAST SUSSEX, TN35 5BN	£362,000	11/04/2022	Detached
548 OLD LONDON ROAD, HASTINGS, EAST SUSSEX, TN35 5BN	£340,000	28/09/2021	Detached
54 VICTORIA AVENUE, HASTINGS, EAST SUSSEX, TN35 5BU	£320,000	17/09/2021	Detached
18 SAXON ROAD, HASTINGS, EAST SUSSEX, TN35 5HP	£375,000	06/09/2021	Detached
30 FAIRLIGHT AVENUE, HASTINGS, EAST SUSSEX, TN35 5HS	£350,000	30/07/2021	Detached
29 THE BROADWAY, HASTINGS, EAST SUSSEX, TN35 5EH	£268,000	15/07/2021	Detached

Area average: £367,965 (14 sales)

Capital growth trend

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

5y growth -33.6%

10y growth 39%

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

1y (index) -3.5%

5y (index) 6.3%

10y (index) 34.9%

Rental Range

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

Low £906/mo

Realistic £1,007/mo

Optimistic £1,108/mo

Based on Local Authority from postcode lookup → Hastings.

LHA (30th percentile) floor for Sussex East: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN35 5EB

Nearby

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

Type	Name	Distance
Shop	Tesco Express	0.1 miles
Shop	Co-op Food	0.1 miles
Bus stop	Post Office	0.1 miles
Bus stop	Graystone Lane	0.1 miles
Train station	Ore	0.9 miles
Train station	Unknown	1.3 miles
Hospital	Conquest Hospital	2.1 miles
Hospital	St Anne's Centre & EMI Wards	2.2 miles

Street-level crime

Category	Count
Violence and sexual offences	69
Anti-social behaviour	30
Criminal damage and arson	15
Other crime	11
Shoplifting	11
Other theft	9
Vehicle crime	7
Public order	6
Burglary	3
Possession of weapons	3
Drugs	1
Robbery	1
Theft from the person	1
Total incidents	167

Within 1 mile during Apr 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
Ore Village Primary Academy	Primary	0.2 miles	Good — 27 Mar 2024
Sandown Primary School and Nursery	Primary	0.3 miles	Good — 9 Jun 2016
The Hastings Academy	Secondary	0.6 miles	Requires improvement — 23 Nov 2023
All Saints CofE Junior Academy	Primary	0.6 miles	Good — 31 Jan 2018
Dudley Infant Academy	Primary	0.8 miles	Good — 17 Oct 2019

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.42%

Max investor price (0.8%) £125,875

Target investor price (1%) £100,700

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).

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