# 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 | | Construction age | England and Wales: 1967-1975 | | Floor area | 115 m² | | Last sold | £400,000 Feb 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 04/09/2024 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £506/year - **Est. upgrade cost to C:** £700 ### Recommendations - E (£45) - Y (£585 - £725) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8154-6621-5180-6375-2902) ## 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:** £310,247 (133 Flat, BN1, 2024–2026) - **Deviation:** +27.3% ## 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 | **Average rent: £3,000/mo (2 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).* ## Price per Square Metre - **£/m²:** £3,435/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -9.5% - **10y growth:** 21.4% ## 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)