Sold STC Flat

11A

BEDFORD TOWERS, KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE BN1 2JG

2 beds 1 baths 115 m² Listed 26 Mar 2015 (-4135d)

£395,000

Offers in Excess of

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# 2 bedroom flat for sale (BN1 2JG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11A, BEDFORD TOWERS, KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE BN1 2JG |
| Price | £395,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £400,000 Feb 2016 |

## Description

A TWO BEDROOM ELEVENTH FLOOR apartment in this LANDMARK SEAFRONT purpose built block of flats. The apartment comprises 17'2 x 16'7 LOUNGE, DOUBLE ASPECT L SHAPED BALCONY, KITCHEN, TWO DOUBLE BEDROOMS, BATHROOM and SEPARATE WC. The apartment benefits from DIRECT SEA AND COASTAL VIEWS, COMMUNAL HOT WATER, HEATING and PASSENGER LIFT.

Property ref: 121_2020_3738455

## Property Photos

- ![Photo](/listings/photos/51381563/1031376)
- ![Photo](/listings/photos/51381563/1031377)
- ![Photo](/listings/photos/51381563/1031379)
- ![Photo](/listings/photos/51381563/1031381)
- ![Photo](/listings/photos/51381563/1031382)
- ![Photo](/listings/photos/51381563/1031384)
- ![Photo](/listings/photos/51381563/1031385)
- ![Photo](/listings/photos/51381563/1031386)
- ![Photo](/listings/photos/51381563/1031387)
- ![Photo](/listings/photos/51381563/1031388)

## EPC Graphs

- ![EER](/listings/photos/51381563/1031389) - EER
- ![EIR](/listings/photos/51381563/1031390) - EIR

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BEDFORD TOWERS 11A KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £400,000 | 09/02/2016 | 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 |
|---------|-------|------|------|
| ASTRA HOUSE FLAT 45 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL | £147,500 | 26/09/2025 | Flat |
| 6 FLAT 4 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS | £305,000 | 21/08/2025 | Flat |
| REBECCA COURT, 7 FLAT 2 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS | £425,000 | 28/03/2025 | Flat |
| [Same street] BEDFORD TOWERS 7E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £390,000 | 05/07/2024 | Flat |
| [Same street] BEDFORD TOWERS 6B KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £600,000 | 09/02/2024 | Flat |
| CAVENDISH HOUSE 11 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH | £175,000 | 30/11/2023 | Flat |
| ASTRA HOUSE FLAT 22 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £140,000 | 10/11/2023 | Flat |
| [Same street] BEDFORD TOWERS 6F KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £520,000 | 19/09/2023 | Flat |
| ASTRA HOUSE FLAT 17 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £95,000 | 18/08/2023 | Flat |
| [Same street] BEDFORD TOWERS 6E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £300,000 | 17/08/2023 | Flat |
| ASTRA HOUSE FLAT 31 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £120,000 | 10/07/2023 | Flat |
| ASTRA HOUSE FLAT 27 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £105,000 | 26/05/2023 | Flat |
| [Same street] BEDFORD TOWERS 8C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £422,500 | 08/02/2023 | Flat |
| 7 FLAT 8 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £150,000 | 08/12/2022 | Flat |
| ASTRA HOUSE FLAT 23 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £200,000 | 02/12/2022 | Flat |
| [Same street] BEDFORD TOWERS 12C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £680,000 | 30/11/2022 | Flat |
| CAVENDISH HOUSE 10 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH | £605,000 | 21/11/2022 | Flat |
| 12 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £370,000 | 15/11/2022 | Flat |
| KINGSLEY COURT, 142 FLAT 2 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2LP | £755,000 | 14/10/2022 | Flat |
| 22 FLAT 6 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LL | £290,000 | 07/10/2022 | Flat |
| ASTRA HOUSE FLAT 38 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL | £285,000 | 06/10/2022 | Flat |
| 11 FLAT 1 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £320,500 | 20/09/2022 | Flat |
| [Same street] BEDFORD TOWERS 14A KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £525,000 | 12/09/2022 | Flat |
| 5 - 7 FLAT 7 SILLWOOD STREET, BRIGHTON, BRIGHTON AND HOVE, BN1 2LG | £220,000 | 19/08/2022 | Flat |
| CAVENDISH HOUSE 8 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH | £190,000 | 19/07/2022 | Flat |
| 28 FLAT 5 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LL | £253,300 | 15/07/2022 | Flat |
| 18 FLAT 2 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £250,000 | 13/07/2022 | Flat |
| [Same street] BEDFORD TOWERS 15E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £365,000 | 22/10/2021 | Flat |
| [Same street] BEDFORD TOWERS 9C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £603,000 | 23/07/2021 | Flat |

**Street average:** £489,500 (9 sales)
**Area average:** £270,065 (20 sales)

## Price vs local average

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

- **Local average:** £311,924 (133 Flat, BN1, 2024–2026)
- **Deviation:** +26.6%

## 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):** £1,197/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 Maisonette, Western Road, BN1 | £3,000/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Maisonette, Western Road, BN1 | £3,000/mo | 2 | 0.19 miles | OpenRent |
| [Old Shoreham Road, Brighton](http://87.117.209.195:8080/listings/5b5eab0) | £1,650/mo | 2 | 0.78 miles | Rightmove |

**Average rent: £2,550/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.76% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 9.1%
- **Cost-to-rent:** 11×
- **Monthly cashflow:** £1,119/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.7%

*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:** -10.1%
- **10y growth:** 19.1%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

115 m²

Last sold

£400,000 Feb 2016

Local average

£311,924 (+26.6%)

Deprivation

Decile 3 (8,912 of 33,755)

Street crime

1658 incidents within 1 mile (May 2026)

Key features

TWO DOUBLE BEDROOM 11TH FLOOR SEAFRONT APARTMENT
DOUBLE ASPECT LIVING ROOM
DOUBLE ASPECT L SHAPED ENCLOSED BALCONY
DIRECT BEACH, SEA AND COASTAL VIEWS
FITTED KITCHEN WITH APPLIANCES
BATHROOM AND SEPARATE WC
DOUBLE GLAZED WINDOWS THROUGHOUT
COMMUNAL HOT WATER AND HEATING

Description

Listed by

Hove

Brices

Reference: 51381563

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EER

EIR

Price history

Event	Date	Price	% change
Sold	09/02/2016 (10 years ago)	£400,000	—

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
ASTRA HOUSE FLAT 45 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL	£147,500	26/09/2025	Flat
6 FLAT 4 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS	£305,000	21/08/2025	Flat
REBECCA COURT, 7 FLAT 2 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS	£425,000	28/03/2025	Flat
Same street BEDFORD TOWERS 7E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£390,000	05/07/2024	Flat
Same street BEDFORD TOWERS 6B KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£600,000	09/02/2024	Flat
CAVENDISH HOUSE 11 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH	£175,000	30/11/2023	Flat
ASTRA HOUSE FLAT 22 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£140,000	10/11/2023	Flat
Same street BEDFORD TOWERS 6F KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£520,000	19/09/2023	Flat
ASTRA HOUSE FLAT 17 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£95,000	18/08/2023	Flat
Same street BEDFORD TOWERS 6E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£300,000	17/08/2023	Flat
ASTRA HOUSE FLAT 31 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£120,000	10/07/2023	Flat
ASTRA HOUSE FLAT 27 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£105,000	26/05/2023	Flat
Same street BEDFORD TOWERS 8C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£422,500	08/02/2023	Flat
7 FLAT 8 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ	£150,000	08/12/2022	Flat
ASTRA HOUSE FLAT 23 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ	£200,000	02/12/2022	Flat
Same street BEDFORD TOWERS 12C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£680,000	30/11/2022	Flat
CAVENDISH HOUSE 10 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH	£605,000	21/11/2022	Flat
12 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ	£370,000	15/11/2022	Flat
KINGSLEY COURT, 142 FLAT 2 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2LP	£755,000	14/10/2022	Flat
22 FLAT 6 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LL	£290,000	07/10/2022	Flat
ASTRA HOUSE FLAT 38 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL	£285,000	06/10/2022	Flat
11 FLAT 1 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ	£320,500	20/09/2022	Flat
Same street BEDFORD TOWERS 14A KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£525,000	12/09/2022	Flat
5 - 7 FLAT 7 SILLWOOD STREET, BRIGHTON, BRIGHTON AND HOVE, BN1 2LG	£220,000	19/08/2022	Flat
CAVENDISH HOUSE 8 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH	£190,000	19/07/2022	Flat
28 FLAT 5 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LL	£253,300	15/07/2022	Flat
18 FLAT 2 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ	£250,000	13/07/2022	Flat
Same street BEDFORD TOWERS 15E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£365,000	22/10/2021	Flat
Same street BEDFORD TOWERS 9C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG	£603,000	23/07/2021	Flat

Street average: £489,500 (9 sales)

Area average: £270,065 (20 sales)

Capital growth trend

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

5y growth -10.1%

10y growth 19.1%

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

1y (index) -3.1%

5y (index) -0.2%

10y (index) 15.1%

Rental Range

Estimated market rent for Brighton and Hove. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,634/mo

Realistic £1,816/mo

Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Brighton and Hove.

LHA (30th percentile) floor for Brighton and Hove: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BN1 2JG

Address

4 Cavendish Place

Nearby

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

Type	Name	Distance
Shop	Thingslicious	0.1 miles
Shop	Unknown	0.1 miles
Bus stop	British Airways i360	0.1 miles
Bus stop	Waitrose	0.2 miles
Hospital	The Montefiore Hospital	0.6 miles
Train station	Brighton	0.7 miles
Train station	Aquarium	0.9 miles
University	University of Brighton Phoenix Halls	1.0 miles
Hospital	Aldrington House	1.5 miles
University	University of Brighton Moulesecoomb Campus	2.0 miles

Street-level crime

Category	Count
Anti-social behaviour	420
Violence and sexual offences	386
Shoplifting	299
Public order	160
Other theft	105
Drugs	77
Criminal damage and arson	59
Other crime	34
Robbery	27
Vehicle crime	24
Bicycle theft	22
Theft from the person	18
Burglary	15
Possession of weapons	12
Total incidents	1658

Within 1 mile during May 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
St Mary Magdalen Catholic Primary School	Primary	0.2 miles	Good — 5 Dec 2019
Brighton Girls GDST	Other	0.3 miles	— (No rating)
St Paul's CofE Primary School	Primary	0.4 miles	Requires improvement — 13 Jun 2023
Middle Street Primary School	Primary	0.4 miles	Good — 11 Jul 2024
Brunswick Primary School	Primary	0.5 miles	Requires improvement — 11 Jul 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 Maisonette, Western Road, BN1	£3,000/mo	2	0.16 miles	OpenRent
2 Bed Maisonette, Western Road, BN1	£3,000/mo	2	0.19 miles	OpenRent
Old Shoreham Road, Brighton	£1,650/mo	2	0.78 miles	Rightmove

Average rent: £2,550/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.76%

Max investor price (0.8%) £375,000

Target investor price (1%) £300,000

Gross yield 9.1%

Cost-to-rent ratio 11×

Monthly cashflow £1,119/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.7%

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).