# 2 bedroom flat for sale (BN41 1AR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 6, KINGSTON HOUSE, 56A, GARDNER ROAD, BRIGHTON, PORTSLADE, WEST SUSSEX BN41 1AR |
| Price | £280,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 68 m² |
| Last sold | £275,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 03/05/2033

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0310-2344-2250-2507-3611)

## Description

Cox & Co and pleased to offer this spacious two-bedroom modern apartment with a south-facing private garden and allocated parking space. Kingston House was built in 2010, a contemporary modern development which is highly efficient, boasting an energy performance rating of B, making the property eligible for Green Mortgage products.

A ground floor apartment with a southerly aspect and private garden spanning the width of the property. The accommodation comprises a good-sized hall with a large storage cupboard, open plan living with a modern kitchen, ample space for a dining table and lounge leading onto the garden; there are two good-sized double bedrooms and a modern bathroom suite. The property benefits from having a long lease, allocated parking space and a bike store.

Situated on Gardner Road in Portslade a short walk to Fishersgate train station (4 minutes / 0.2 miles) with connections along the coast and to London. Nearby Fishersgate Park offers a play park and café; excellent shopping facilities in Boundary Road are also within easy walking distance and includes major retailers such as Tesco, Boots, Superdrug and Iceland along with an interesting mix of independent businesses, cafe's and restaurants.

## Property Photos

- ![Building](/listings/photos/134646293/1328897) - Building
- ![Lounge](/listings/photos/134646293/1328898) - Lounge
- ![Kitchen](/listings/photos/134646293/1328899) - Kitchen
- ![81J_0334.jpg](/listings/photos/134646293/1328900) - 81J_0334.jpg
- ![81J_0339.jpg](/listings/photos/134646293/1328901) - 81J_0339.jpg
- ![Bedroom One](/listings/photos/134646293/1328902) - Bedroom One
- ![Bathroom](/listings/photos/134646293/1328903) - Bathroom
- ![Bedroom Two](/listings/photos/134646293/1328904) - Bedroom Two
- ![Lounge](/listings/photos/134646293/1328905) - Lounge
- ![Lounge / Diner](/listings/photos/134646293/1328906) - Lounge / Diner
- ![Lounge](/listings/photos/134646293/1328907) - Lounge
- ![Private Garden](/listings/photos/134646293/1328908) - Private Garden
- ![Allocated Parking Space](/listings/photos/134646293/1328909) - Allocated Parking Space

## Floorplans

- ![Flat 6 Kingston House, Floorplan.jpg](/listings/photos/134646293/1328910) - Flat 6 Kingston House, Floorplan.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/134646293/1328911) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KINGSTON HOUSE, 56A FLAT 6 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £275,000 | 13/12/2024 | 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 |
|---------|-------|------|------|
| KINGSTON HOUSE, 56A FLAT 2 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 13/03/2025 | Flat |
| KINGSTON HOUSE, 56A FLAT 20 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £270,000 | 19/07/2024 | Flat |
| KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 09/02/2024 | Flat |
| KINGSTON HOUSE, 56A FLAT 10 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £137,500 | 29/09/2023 | Flat |
| 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 |
| 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 |
| 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 |
| 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 |

**Area average:** £255,885 (13 sales)

## Price vs local average

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

- **Local average:** £240,167 (9 Flat, BN41, 2024–2026)
- **Deviation:** +16.6%

## 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:** 0.54% (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:** 6.4%
- **Cost-to-rent:** 15.6×
- **Monthly cashflow:** £222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.3%

*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:** £4,118/m²

## Capital growth trend

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

- **5y growth:** -0.4%
- **10y growth:** 6.9%

## 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)