Sold STC Flat

FLAT 3

PEBBLE HOUSE, 43, BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX BN23 8LL

2 beds 1 baths 592 sq ft Listed 10 Jul 2024 (-687d)

£164,950

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# 2 bedroom flat for sale (BN23 8LL)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 3, PEBBLE HOUSE, 43, BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX BN23 8LL |
| Price | £164,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 55 m² |
| Last sold | £158,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £297/year

### Recommendations
- W1 (1,200)
- C (30)
- E (25)
- L2 (1,800)
- O3 (1,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0048-2053-7233-5123-8924)

## Description

**Entrance** - Communal entrance with security entry phone system. Ground floor private entrance door to -

**Hallway** - Night storage heater. Two storage cupboards. Airing cupboard.

**Lounge** - 4.72m x 4.22m  (15'6 x 13'10 ) - Night storage heater.  Two double glazed windows.

**Fitted Kitchen** - 3.68m x 1.98m  (12'1 x 6'6 ) - Range of fitted wall and base units.  Worktop with inset single drainer sink unit and mixer tap.  Space for cooker, fridge/freezer, washing machine and one further appliance.   Extractor cooker hood. Double glazed window to rear aspect.

**Bedroom 1** - 3.71m x 2.46m  (12'2 x 8'1 ) - Night storage heater. Double glazed window to side aspect.

**Bedroom 2** - 3.28m x 2.74m  (10'9 x 9'0 ) - Night storage heater. Double glazed window to rear aspect.

**Bathoom/Wc** - Suite comprising panelled bath with shower over.  Wash hand basin.  Low level WC. Extractor fan.

**Parking** - One allocated parking space, visitor parking bays plus ample on-street parking.

**Epc = C** -

**Council Tax Band = B** -

## Property Photos

- ![PHOTO-2024-07-09-11-04-51 (00F).jpg](/listings/photos/150080471/539946) - PHOTO-2024-07-09-11-04-51 (00F).jpg
- ![PHOTO-2024-07-09-11-04-51 (007).jpg](/listings/photos/150080471/539947) - PHOTO-2024-07-09-11-04-51 (007).jpg
- ![PHOTO-2024-07-09-11-04-51.jpg](/listings/photos/150080471/539948) - PHOTO-2024-07-09-11-04-51.jpg
- ![PHOTO-2024-07-09-11-04-51 (009).jpg](/listings/photos/150080471/539949) - PHOTO-2024-07-09-11-04-51 (009).jpg
- ![PHOTO-2024-07-09-11-04-51 (003).jpg](/listings/photos/150080471/539950) - PHOTO-2024-07-09-11-04-51 (003).jpg
- ![PHOTO-2024-07-09-11-04-51 (005).jpg](/listings/photos/150080471/539951) - PHOTO-2024-07-09-11-04-51 (005).jpg
- ![PHOTO-2024-07-09-11-04-51 (00B).jpg](/listings/photos/150080471/539952) - PHOTO-2024-07-09-11-04-51 (00B).jpg
- ![PHOTO-2024-07-09-11-04-51 (00D).jpg](/listings/photos/150080471/539953) - PHOTO-2024-07-09-11-04-51 (00D).jpg

## EPC Graphs

- ![EE Rating](/listings/photos/150080471/539954) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PEBBLE HOUSE, 43 FLAT 3 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LL | £158,000 | 25/03/2025 | Flat |
| PEBBLE HOUSE, 43 FLAT 3 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LL | £55,500 | 19/03/1999 | 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 |
|---------|-------|------|------|
| DUNE HOUSE, 44 FLAT 11 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LN | £165,000 | 06/06/2023 | Flat |
| DUNE HOUSE, 44 FLAT 12 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LN | £184,000 | 26/07/2022 | Flat |
| [Same street] PEBBLE HOUSE, 43 FLAT 4 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LL | £151,000 | 10/12/2021 | Flat |
| [Same street] PEBBLE HOUSE, 43 FLAT 5 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LL | £145,000 | 30/06/2021 | Flat |

**Street average:** £148,000 (2 sales)
**Area average:** £174,500 (2 sales)

## Price vs local average

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

- **Local average:** £235,823 (37 Flat, BN23, 2024–2026)
- **Deviation:** -30.1%

## Rental Range

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

- **Low:** £1,044/mo
- **Realistic:** £1,160/mo
- **Optimistic:** £1,276/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £898/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, Brading Close, BN23 | £1,100/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Terraced House, Lavant Road, BN24 | £1,325/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Maisonette, Wroxham Road, BN23 | £1,350/mo | 2 | 0.5 miles | OpenRent |
| 2 Bed Terraced House, Percival Road, BN22 | £1,250/mo | 2 | 0.65 miles | OpenRent |
| 2 Bed Flat, Hedge Parsley Crescent, BN24 | £808/mo | 2 | 0.74 miles | OpenRent |

**Average rent: £1,167/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.76% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 9.1%
- **Cost-to-rent:** 11×
- **Monthly cashflow:** £450/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.3%

*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:** £2,999/m²

## Capital growth trend

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

- **5y growth:** 35.2%
- **10y growth:** 19.5%

## House Price Index (HM Land Registry)

*Official index for Eastbourne; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -4.7%
- **5y growth (index):** -1.3%
- **10y growth (index):** 20.5%

## 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)

PHOTO-2024-07-09-11-04-51 (00F).jpg PHOTO-2024-07-09-11-04-51 (007).jpg PHOTO-2024-07-09-11-04-51.jpg PHOTO-2024-07-09-11-04-51 (009).jpg PHOTO-2024-07-09-11-04-51 (003).jpg PHOTO-2024-07-09-11-04-51 (005).jpg PHOTO-2024-07-09-11-04-51 (00B).jpg PHOTO-2024-07-09-11-04-51 (00D).jpg

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Property details

Tenure

LEASEHOLD

Floor area

55 m²

Council tax band

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£158,000 Mar 2025

Price per m²

£2,999/m²

Local average

£235,823 (-30.1%)

Deprivation

Decile 2 (4,688 of 33,755)

Street crime

240 incidents within 1 mile (Mar 2026)

Key features

Larger Design North Langney Apartment
2 Bedrooms
Ground Floor
Lounge
Fitted Kitchen
Bathroom/WC
Double Glazing
Newly Laid Carpets
Allocated Parking Space & Visitors Parking
CHAIN FREE

Description

Larger design GROUND FLOOR FLAT, in a well presented purpose built block in North Langney. Comprising two double bedrooms, large lounge, kitchen, bathroom and hallway with ample of storage. Neutrally and freshly decorated throughout with newly laid carpets, being sold CHAIN FREE.

Entrance - Communal entrance with security entry phone system. Ground floor private entrance door to -

Hallway - Night storage heater. Two storage cupboards. Airing cupboard.

Lounge - 4.72m x 4.22m (15'6 x 13'10 ) - Night storage heater. Two double glazed windows.

Fitted Kitchen - 3.68m x 1.98m (12'1 x 6'6 ) - Range of fitted wall and base units. Worktop with inset single drainer sink unit and mixer tap. Space for cooker, fridge/freezer, washing machine and one further appliance. Extractor cooker hood. Double glazed window to rear aspect.

Bedroom 1 - 3.71m x 2.46m (12'2 x 8'1 ) - Night storage heater. Double glazed window to side aspect.

Bedroom 2 - 3.28m x 2.74m (10'9 x 9'0 ) - Night storage heater. Double glazed window to rear aspect.

Bathoom/Wc - Suite comprising panelled bath with shower over. Wash hand basin. Low level WC. Extractor fan.

Parking - One allocated parking space, visitor parking bays plus ample on-street parking.

Epc = C -

Council Tax Band = B -

Listed by

Eastbourne

Town Property/Town Flats/Town Rentals

Reference: 150080471

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 04/07/2017

Current heating cost: £297/year

Potential heating cost: £185/year

Recommendations

Floor insulation (suspended floor) (1,200)
Add additional 80 mm jacket to hot water cylinder (30)
Low energy lighting for all fixed outlets (25)
High heat retention storage heaters (1,800)
Replacement glazing units (1,400)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EE Rating

Price history

185% since 1999

Event	Date	Price	% change
Sold	25/03/2025 (1 year ago)	£158,000	+184.7%
Sold	19/03/1999 (27 years ago)	£55,500	—

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
DUNE HOUSE, 44 FLAT 11 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LN	£165,000	06/06/2023	Flat
DUNE HOUSE, 44 FLAT 12 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LN	£184,000	26/07/2022	Flat
Same street PEBBLE HOUSE, 43 FLAT 4 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LL	£151,000	10/12/2021	Flat
Same street PEBBLE HOUSE, 43 FLAT 5 BROAD OAK CLOSE, EASTBOURNE, EAST SUSSEX, BN23 8LL	£145,000	30/06/2021	Flat

Street average: £148,000 (2 sales)

Area average: £174,500 (2 sales)

Capital growth trend

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

5y growth 35.2%

10y growth 19.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Eastbourne. Series: Flats and maisonettes. As of February 2026.

1y (index) -4.7%

5y (index) -1.3%

10y (index) 20.5%

Rental Range

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

Low £1,044/mo

Realistic £1,160/mo

Optimistic £1,276/mo

Based on Local Authority from postcode lookup → Eastbourne.

LHA (30th percentile) floor for Eastbourne: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BN23 8LL

Address

Rotherfield Avenue

Nearby

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

Type	Name	Distance
Bus stop	Hadlow Avenue	0.3 miles
Shop	Stone Cross Garden Centre	0.6 miles
Shop	SPS	0.8 miles
Train station	Hampden Park	1.1 miles
Train station	Polegate Oaks	1.6 miles
Hospital	Eastbourne District General Hospital	1.9 miles
University	University of Brighton Eastbourne Campus	4.0 miles
University	University of Brighton	4.1 miles
Hospital	Amberstone Hospital	4.9 miles

Street-level crime

Category	Count
Violence and sexual offences	74
Shoplifting	61
Anti-social behaviour	39
Public order	17
Criminal damage and arson	15
Vehicle crime	8
Other crime	7
Other theft	7
Burglary	6
Drugs	2
Possession of weapons	2
Bicycle theft	1
Robbery	1
Total incidents	240

Within 1 mile during Mar 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
Hazel Court School	Other	0.3 miles	Outstanding — 18 Jul 2024
Stone Cross School	Primary	0.3 miles	Good — 15 Oct 2014
The Turing School	Secondary	0.4 miles	Requires improvement — 7 Sep 2023
Shinewater Primary School	Primary	0.4 miles	Good — 2 Mar 2022
College Central	Other	0.8 miles	Inadequate — 26 Mar 2024

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, Brading Close, BN23	£1,100/mo	2	0.33 miles	OpenRent
2 Bed Terraced House, Lavant Road, BN24	£1,325/mo	2	0.37 miles	OpenRent
2 Bed Maisonette, Wroxham Road, BN23	£1,350/mo	2	0.5 miles	OpenRent
2 Bed Terraced House, Percival Road, BN22	£1,250/mo	2	0.65 miles	OpenRent
2 Bed Flat, Hedge Parsley Crescent, BN24	£808/mo	2	0.74 miles	OpenRent

Average rent: £1,167/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.76%

Max investor price (0.8%) £156,250

Target investor price (1%) £125,000

Gross yield 9.1%

Cost-to-rent ratio 11×

Monthly cashflow £450/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.3%

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).

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