# 2 bedroom flat for sale (BN41 1AR) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 3, KINGSTON HOUSE, 56A, GARDNER ROAD, BRIGHTON, PORTSLADE, WEST SUSSEX BN41 1AR | | Price | £280,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Last sold | £280,000 Feb 2024 | ## Description Situated on level ground in a convenient residential location being within 1 mile of both Southwick Square and Boundary Road. Local shopping facilities, mainline railway stations, schools for all age groups and bus services to Shoreham High Street and Surrounding areas are all easily accessible. Security entry phone system leading into:- COMMUNAL HALLWAYS Private front door into:- SPACIOUS L SHAPED ENTRANCE HALLWAY Comprising tiled flooring, spotlights, smoke detector, single radiator, various power points, fitted storage cupboard having plumbing for washing machine and having various shelving units, also housing combination boiler. OPEN PLAN LOUNGE/KITCHEN/DINING SPACE West aspect. Lounge Area: Comprising carpeted flooring, feature stone effect wall with space for wall mounted television, various power points, two wall mounted cupboards, single radiator, floating shelf, spotlights, wood effect double glazed door, wood effect opening window, opening into:- Kitchen/Dining Area: Comprising tiled flooring, single radiator, various power points, single ceiling light fitting, smoke detector, extractor fan, space for freestanding fridge/freezer, matching integrated dishwasher, square edge laminate work surfaces with cupboards below and matching eye level cupboards, integrated Electrolux oven with four ring gas burning hob above and extractor over, fitted wine rack, inset one and a half bowl stainless steel sink unit with mixer tap, tiled splashbacks. FAMILY BATHROOM Comprising tiled flooring, low flush wc, contemporary hand wash basin with mixer tap and vanity unit below, wall mounted mirror, chrome ladder style heated towel rail, panel enclosed bath with shower attachment and rain forest fall shower head benefitting from being fully tiled, extractor fan, single ceiling spotlight, two power points. MASTER BEDROOM West aspect. Comprising laminate flooring, fitted double wardrobe with hanging rails and shelving, two further double wardrobes with sliding doors and various hanging rails and shelving units, single radiator, various power points, space for office set up, single ceiling light fitting, wood effect double glazed window. BEDROOM TWO West aspect. Comprising laminate flooring, various power points, single radiator, single ceiling light fitting, wood effect double glazed window, floating shelving. PRVIATE WEST ASPECT REAR GARDEN Patio area stepping up onto decked area, further lawned area, fence enclosed, outside storage space. ALLOCATED PARKING BAY TENURE Share of Freehold LEASE: Approximately 111 years remaining MAINTENANCE: Approximately £1500 per annum GROUND RENT: To be confirmed COUNCIL TAX Band B ## Property Photos - ![Photo](/listings/photos/135552644/1328938) - ![Photo](/listings/photos/135552644/1328939) - ![Photo](/listings/photos/135552644/1328940) - ![Photo](/listings/photos/135552644/1328941) - ![Photo](/listings/photos/135552644/1328942) - ![Photo](/listings/photos/135552644/1328944) - ![Photo](/listings/photos/135552644/1328945) - ![Photo](/listings/photos/135552644/1328947) - ![Photo](/listings/photos/135552644/1328949) - ![Photo](/listings/photos/135552644/1328951) - ![Photo](/listings/photos/135552644/1328953) ## Floorplans - ![Floorplan 1](/listings/photos/135552644/1328955) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/135552644/1328957) - EPC 1 - ![EPC 2](/listings/photos/135552644/1328959) - EPC 2 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 09/02/2024 | Flat | | KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £250,000 | 29/09/2021 | 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 | |---------|-------|------|------| | [Same street] KINGSTON HOUSE, 56A FLAT 2 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 13/03/2025 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 6 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £275,000 | 13/12/2024 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 20 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £270,000 | 19/07/2024 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 10 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £137,500 | 29/09/2023 | Flat | | [Same street] 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 | | [Same street] 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 | | HARBOUR HOUSE, 121 FLAT 22 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PN | £580,000 | 28/09/2021 | Flat | | [Same street] 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 | **Street average:** £245,357 (7 sales) **Area average:** £270,800 (5 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 Bungalow, Manor Hall Road, BN42 | £1,695/mo | 2 | 0.13 miles | OpenRent | | 2 Bed Flat, St. Andrews Road, BN41 | £1,500/mo | 2 | 0.55 miles | OpenRent | | 2 Bed Terraced House, Station Road, BN41 | £1,800/mo | 2 | 0.62 miles | OpenRent | **Average rent: £1,665/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.61% (weak for cashflow) - **Max investor price (0.8%):** £211,875 - **Target investor price (1%):** £169,500 *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 £1,695/mo).* - **Gross yield:** 7.3% - **Cost-to-rent:** 13.8× - **Monthly cashflow:** £398/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 5.9% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 3.1% - **10y growth:** 10.3% ## 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)