# 3 bedroom detached house for sale (BN25 2QT) ## Property Details | Key | Value | |-----|-------| | Address | 83 PRINCESS DRIVE, SEAFORD, EAST SUSSEX BN25 2QT | | Price | £400,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Last sold | £385,000 Jun 2024 | ## Description This detached property, built by 'South Bank Homes' is located in the popular residential area of Valley Dip, conveniently located close to picturesque country walks, CO-OP general store and a regular local bus service on Princess Drive. Bishopstone train station, Seaford beach and Esplanade are within a mile from the property, whilst the town centre is within a mile and a half. Benefits include gas central heating with recently installed 'Worcester' combi boiler and pressurised water system and double glazed windows. As you approach the property there is block paved parking for 2 cars, gated side access and front entrance door to the entrance vestibule. There is a cloakroom/WC and inner door to the entrance hall. Stairs rise to the first floor, there is useful cloaks space and an under stair cupboard. The lounge/dining room has a large window to the front aspect in the lounge area and from the dining room there are glass sliding doors top the sun loggia. The kitchen has a good range of wall/base cupboards with working surface having tiled splash backs. There is an inset sink, space for cooker, fridge/freezer and washing machine. A window gives a nice outlook over the garden and there is a door to the side access. On the first floor landing there is a picture window, loft access with ladder and cupboard housing the pressurised water system. Bedroom one has a bank of fitted wardrobes and window to the front aspect. bedroom two has a nice outlook over the rear garden, whilst bedroom three has a linen cupboard and window to front. The family bathroom comprises bath with mains shower and glass screen, wash basin in vanity unit, WC, heated towel rail, tiled walls/floor and window. Outside there is a large side patio with door to office space at the rear of the garage, ideal for working from home, with further storage to the front of the garage. The garden has a westerly aspect with flower borders and steps to raised patio area. ## Property Photos - ![Photo](/listings/photos/138356621/1622440) - ![Photo](/listings/photos/138356621/1622441) - ![Photo](/listings/photos/138356621/1622442) - ![Photo](/listings/photos/138356621/1622443) - ![Photo](/listings/photos/138356621/1622444) - ![Photo](/listings/photos/138356621/1622445) - ![Photo](/listings/photos/138356621/1622446) - ![Photo](/listings/photos/138356621/1622447) - ![Photo](/listings/photos/138356621/1622448) - ![Photo](/listings/photos/138356621/1622449) - ![Photo](/listings/photos/138356621/1622450) - ![Photo](/listings/photos/138356621/1622451) - ![Photo](/listings/photos/138356621/1622452) - ![Photo](/listings/photos/138356621/1622453) ## Floorplans - ![Floorplan 1](/listings/photos/138356621/1622454) - Floorplan 1 ## EPC Graphs - ![EE Rating](/listings/photos/138356621/1622455) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 83 PRINCESS DRIVE, SEAFORD, LEWES, EAST SUSSEX, BN25 2QT | £385,000 | 20/06/2024 | Detached | | 83 PRINCESS DRIVE, SEAFORD, LEWES, EAST SUSSEX, BN25 2QT | £288,000 | 05/08/2016 | Detached | | 83 PRINCESS DRIVE, SEAFORD, LEWES, EAST SUSSEX, BN25 2QT | £245,000 | 16/09/2011 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 74 KATHERINE WAY, SEAFORD, LEWES, EAST SUSSEX, BN25 2XF | £565,000 | 19/01/2026 | Detached | | 16 KATHERINE WAY, SEAFORD, LEWES, EAST SUSSEX, BN25 2UZ | £525,000 | 19/12/2025 | Detached | | 1 AUDREY CLOSE, SEAFORD, LEWES, EAST SUSSEX, BN25 2QU | £495,000 | 04/11/2025 | Detached | | 2 VICTOR CLOSE, SEAFORD, LEWES, EAST SUSSEX, BN25 2JQ | £370,000 | 05/08/2025 | Detached | | 29 KINGSMEAD, SEAFORD, LEWES, EAST SUSSEX, BN25 2HA | £400,000 | 21/03/2025 | Detached | | 4 ELEANOR CLOSE, SEAFORD, LEWES, EAST SUSSEX, BN25 2XD | £450,000 | 15/12/2023 | Detached | | 2 KINGS RIDE, SEAFORD, LEWES, EAST SUSSEX, BN25 2LN | £470,000 | 28/11/2023 | Detached | | 59 PRINCESS DRIVE, SEAFORD, LEWES, EAST SUSSEX, BN25 2TT | £395,000 | 15/11/2023 | Detached | | 32 KATHERINE WAY, SEAFORD, LEWES, EAST SUSSEX, BN25 2UZ | £370,000 | 27/10/2023 | Detached | | 7 ADELAIDE CLOSE, SEAFORD, LEWES, EAST SUSSEX, BN25 2XB | £399,950 | 11/10/2023 | Detached | | 40 CLEMENTINE AVENUE, SEAFORD, LEWES, EAST SUSSEX, BN25 2UU | £357,000 | 11/10/2023 | Detached | | 66 TUDOR CLOSE, SEAFORD, LEWES, EAST SUSSEX, BN25 2LY | £525,000 | 08/09/2023 | Detached | | [Same street] 191 PRINCESS DRIVE, SEAFORD, LEWES, EAST SUSSEX, BN25 2QT | £700,000 | 15/12/2022 | Detached | | 78 CLEMENTINE AVENUE, SEAFORD, LEWES, EAST SUSSEX, BN25 2XG | £610,000 | 30/11/2022 | Detached | | 55 CLEMENTINE AVENUE, SEAFORD, LEWES, EAST SUSSEX, BN25 2UU | £470,000 | 11/11/2022 | Detached | | 28 CLEMENTINE AVENUE, SEAFORD, LEWES, EAST SUSSEX, BN25 2UU | £440,000 | 01/11/2022 | Detached | | 74 BEACON DRIVE, SEAFORD, LEWES, EAST SUSSEX, BN25 2JX | £450,000 | 28/10/2022 | Detached | | 50 CARLTON ROAD, SEAFORD, LEWES, EAST SUSSEX, BN25 2LS | £557,000 | 25/10/2022 | Detached | | 8 VICTOR CLOSE, SEAFORD, LEWES, EAST SUSSEX, BN25 2JQ | £490,000 | 21/10/2022 | Detached | | 178 PRINCESS DRIVE, SEAFORD, LEWES, EAST SUSSEX, BN25 2TS | £680,000 | 21/10/2022 | Detached | | 60 CLEMENTINE AVENUE, SEAFORD, LEWES, EAST SUSSEX, BN25 2XG | £480,000 | 19/10/2022 | Detached | | [Same street] 85 PRINCESS DRIVE, SEAFORD, LEWES, EAST SUSSEX, BN25 2QT | £555,000 | 27/08/2021 | Detached | **Street average:** £627,500 (2 sales) **Area average:** £474,948 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £502,355 (49 Detached, BN25, 2024–2026) - **Deviation:** -20.4% ## Rental Range *ONS Price Index of Private Rents (Lewes). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,191/mo - **Realistic:** £1,323/mo - **Optimistic:** £1,455/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Brighton and Hove (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,446/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 | |------|------|------|------|------| | 3 Bed Semi-Detached House, Chartwell Close, BN25 | £1,500/mo | 3 | 0.28 miles | OpenRent | **Average rent: £1,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.38% (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:** 4.5% - **Cost-to-rent:** 22.2× - **Monthly cashflow:** £-250/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.6% *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:** -2.4% - **10y growth:** 14.8% ## House Price Index (HM Land Registry) *Official index for Lewes; Detached series; as of May 2026.* - **1y growth (index):** 3.2% - **5y growth (index):** 11.3% - **10y growth (index):** 24.7% ## 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)