# 2 bedroom flat for sale (TN38 0NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, COURTLANDS, WEST HILL ROAD, ST LEONARDS-ON-SEA, EAST SUSSEX TN38 0NA |
| Price | £150,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 53 m² |
| Last sold | £146,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 07/07/2035
- **Current heating cost:** £416/year
- **Est. upgrade cost to C:** £1,200

### Recommendations
- B (£900 - £1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2170-4753-9050-9208-8601)

## Description

PCM Estate Agents present to the market this CHAIN FREE TWO DOUBLE BEDROOM HALL FLOOR FLAT with LEVEL ACCESS, located just a short walk to the seafront and local shops, benefitting from a SHARE OF FREEHOLD, LENGTHY LEASE, double glazing, gas central heating and a PRIVATE ENTRANCE. 

Accommodation comprises an entrance hall, 14ft LOUNGE with serving hatch to kitchen, TWO DOUBLE BEDROOMS and a bathroom. 

Located in this highly sought-after BURTON ST LEONARDS region and within extremely close proximity to the seafront and Warrior Square with its mainline railway station. 

Please call the owners agents now to arrange your viewing and avoid disappointment.

**Private Front Door** - Leading to:

**Hallway** - Radiator, storage cupboard, wall mounted thermostat control.

**Lounge** - 4.27m x 3.05m (14' x 10') - Double glazed window offering a pleasant outlook, radiator, serving hatch to:

**Kitchen** - 2.74m x 2.11m (9' x 6'11) - Two double glazed windows to rear and side aspect, gas hob with electric oven and extractor over, Worcester boiler, eye and base level units.

**Bedroom** - 3.96m x 3.05m (13' x 10') - Double glazed window to front aspect, radiator.

**Bedroom** - 2.74m x 2.44m (9' x 8') - Double glazed window to front aspect, radiator, built in storage cupboard.

**Bathroom** - 2.13m x 1.83m (7' x 6') - Bath with shower over, wc, wash hand basin, opaque double glazed window to side aspect.

**Tenure** - We have been advised of the following by the vendor: 

Share of Freehold - transferrable with the sale. 

Lease: Approximately 981 years remaining. 

Service Charge: £700 per annum.

Letting: Allowed 

Air BnB: Not Allowed 

Pets: Not Allowed

## Property Photos

- ![DSC03645_Alto.jpg](/listings/photos/163800431/1240924) - DSC03645_Alto.jpg
- ![DSC03626_Alto.jpg](/listings/photos/163800431/1240925) - DSC03626_Alto.jpg
- ![DSC03636_Alto.jpg](/listings/photos/163800431/1240926) - DSC03636_Alto.jpg
- ![DSC03616_Alto.jpg](/listings/photos/163800431/1240927) - DSC03616_Alto.jpg
- ![DSC03629_Alto.jpg](/listings/photos/163800431/1240928) - DSC03629_Alto.jpg
- ![DSC03632_Alto.jpg](/listings/photos/163800431/1240929) - DSC03632_Alto.jpg
- ![DSC03642_Alto.jpg](/listings/photos/163800431/1240930) - DSC03642_Alto.jpg
- ![DSC03643_Alto.jpg](/listings/photos/163800431/1240931) - DSC03643_Alto.jpg
- ![DSC03628_Alto.jpg](/listings/photos/163800431/1240932) - DSC03628_Alto.jpg
- ![DSC03641_Alto.jpg](/listings/photos/163800431/1240933) - DSC03641_Alto.jpg
- ![DSC03624_Alto.jpg](/listings/photos/163800431/1240934) - DSC03624_Alto.jpg
- ![DSC03630_Alto.jpg](/listings/photos/163800431/1240935) - DSC03630_Alto.jpg
- ![DSC03644_Alto.jpg](/listings/photos/163800431/1240936) - DSC03644_Alto.jpg

## Floorplans

- ![2TheCourtlands-High.jpg](/listings/photos/163800431/1240937) - 2TheCourtlands-High.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/163800431/1240938) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| COURTLANDS FLAT 2 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £146,000 | 20/03/2026 | Flat |
| COURTLANDS FLAT 2 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £68,500 | 06/02/2013 | 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 |
|---------|-------|------|------|
| 6 FLAT 3 WEST ASCENT, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BB | £125,000 | 16/12/2025 | Flat |
| 81 GROUND FLOOR FLAT MARINA, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BJ | £275,000 | 05/12/2025 | Flat |
| MARINA HEIGHTS, 63 FLAT 7 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NF | £207,000 | 25/11/2025 | Flat |
| ATHENA HOUSE, 1 - 2 FLAT 5 SUSSEX ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BS | £107,500 | 03/09/2025 | Flat |
| HELENA COURT 3 PEVENSEY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0LY | £220,000 | 03/07/2025 | Flat |
| 69 SECOND FLOOR FLAT MARINA, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BJ | £115,000 | 19/06/2025 | Flat |
| 83 FLAT 2 MARINA, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BL | £350,000 | 05/02/2025 | Flat |
| [Same street] TRINITY COURT, 15 7 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £140,000 | 10/01/2025 | Flat |
| [Same street] TRINITY COURT, 15 5 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £200,000 | 10/01/2025 | Flat |
| 4 TERRA BASSO THE MOUNT, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0HR | £172,000 | 22/11/2024 | Flat |
| VICTORIA HOUSE, 42 FLAT 10 ARCHERY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BW | £385,000 | 15/12/2023 | Flat |
| 28 FLAT 4 BOSCOBEL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0LX | £225,000 | 13/12/2023 | Flat |
| VICTORIA HOUSE, 42 FLAT 11 ARCHERY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BW | £290,000 | 08/12/2023 | Flat |
| VICTORIA HOUSE, 42 FLAT 13 ARCHERY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BW | £370,000 | 08/12/2023 | Flat |
| BOSCOBEL LODGE FLAT 11 BOSCOBEL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0YL | £225,000 | 08/12/2023 | Flat |
| VICTORIA HOUSE, 42 FLAT 6 ARCHERY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BW | £380,000 | 05/12/2023 | Flat |
| 77 FLAT 5 MARINA, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BJ | £265,000 | 04/12/2023 | Flat |
| MOUNT LODGE FLAT 3 THE MOUNT, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0HR | £157,500 | 23/11/2023 | Flat |
| 2 ARCHERY VILLAS, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0AF | £500,000 | 31/07/2023 | Flat |
| HIGHLANDS MANSIONS, 117 FLAT 1A PEVENSEY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0LZ | £342,000 | 02/06/2023 | Flat |
| 3 ARCHERY VILLAS, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0AF | £250,000 | 30/05/2023 | Flat |
| 83 FLAT 2 MARINA, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0BL | £298,000 | 19/05/2023 | Flat |
| [Same street] 1 FLAT 1 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £145,000 | 19/12/2022 | Flat |
| [Same street] 41 - 43 BASEMENT FLAT WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £350,000 | 11/10/2022 | Flat |
| [Same street] 1 FLAT 4 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £182,000 | 20/05/2022 | Flat |
| [Same street] 39 BASEMENT FLAT WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £295,000 | 25/03/2022 | Flat |
| [Same street] 27 TOP FLOOR FLAT WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £100,000 | 25/03/2022 | Flat |
| [Same street] 41 - 43 FLAT 6 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £245,000 | 21/01/2022 | Flat |
| [Same street] 27 GROUND FLOOR FLAT WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £170,000 | 03/12/2021 | Flat |
| [Same street] 13 FLAT 1 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £180,000 | 12/11/2021 | Flat |
| [Same street] 43 WEST HILL ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 0NA | £75,000 | 20/10/2021 | Other |

**Street average:** £189,273 (11 sales)
**Area average:** £262,950 (20 sales)

## Price vs local average

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

- **Local average:** £204,906 (40 Flat, TN38, 2024–2026)
- **Deviation:** -26.8%

## Rental Range

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

- **Low:** £905/mo
- **Realistic:** £1,006/mo
- **Optimistic:** £1,107/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £748/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, West Hill Road, TN38 | £1,100/mo | 2 | 0.01 miles | OpenRent |
| 2 Bed Flat, West Hill Road, TN38 | £1,200/mo | 2 | 0.01 miles | OpenRent |
| 2 Bed Flat, Boscobel Road, TN38 | £950/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Flat, West Hill Road, TN38 | £1,100/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Penthouse, Regency House, TN38 | £1,250/mo | 2 | 0.36 miles | OpenRent |

**Average rent: £1,120/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.73% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 8.8%
- **Cost-to-rent:** 11.4×
- **Monthly cashflow:** £374/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.3%

*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:** £2,830/m²

## Capital growth trend

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

- **5y growth:** -18.6%
- **10y growth:** 38%

## House Price Index (HM Land Registry)

*Official index for Hastings; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -6.5%
- **5y growth (index):** -5.5%
- **10y growth (index):** 20.3%

## 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)