# 2 bedroom flat for sale (BN7 2RF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 21, GREYFRIARS COURT, COURT ROAD, LEWES, EAST SUSSEX BN7 2RF |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £400,000 Dec 2025 |

## Description

A delightful first floor assisted living apartment in this desirable block. The property enjoys an enviable position and due to the design of the development, has no immediately attached neighbours. There is an on site duty manager available 24 hours a day, 365 days a year. Communal facilities include a communal lounge area, a meeting room and a charming walled communal garden. Additional facilities include the use of Greyfrairs' handyman, housekeeping assistants and midday meals in the dining room if required. There are also activities for residents who wish to participate and a car park. The property has been modernised and enjoys views out onto Court Road and offers a level walk into the Cliffe area of Lewes. It is offered to the market with the benefit of no onward chain.Room sizes:**Hallway****Lounge**: 14'8 x 10'0 (4.47m x 3.05m)**Dining Area**: 8'1 x 6'11 (2.47m x 2.11m)**Kitchen**: 10'6 x 6'6 (3.20m x 1.98m)**Bedroom 1**: 14'7 x 8'10 (4.45m x 2.69m)**Ensuite Bathroom****Bedroom 2**: 10'9 x 7'2 (3.28m x 2.19m)**Wet Room****Communal Gardens** 

The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

 

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Cubitt & West, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

## Property Photos

- ![Rear Elevation](/listings/photos/149552735/303311) - Rear Elevation
- ![Communal Gardens](/listings/photos/149552735/303312) - Communal Gardens
- ![Lounge](/listings/photos/149552735/303313) - Lounge
- ![Dining Area](/listings/photos/149552735/303314) - Dining Area
- ![Lounge](/listings/photos/149552735/303315) - Lounge
- ![Entrance Hall](/listings/photos/149552735/303316) - Entrance Hall
- ![Bedroom 1](/listings/photos/149552735/303317) - Bedroom 1
- ![Bedroom 1](/listings/photos/149552735/303318) - Bedroom 1
- ![En-Suite Bathroom](/listings/photos/149552735/303319) - En-Suite Bathroom
- ![Bedroom 2](/listings/photos/149552735/303320) - Bedroom 2
- ![Shower Room](/listings/photos/149552735/303321) - Shower Room
- ![Communal Gardens](/listings/photos/149552735/303322) - Communal Gardens
- ![Communal Gardens](/listings/photos/149552735/303323) - Communal Gardens

## Floorplans

- ![First Floor](/listings/photos/149552735/303324) - First Floor

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GREYFRIARS COURT FLAT 21 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £400,000 | 12/12/2025 | Flat |
| GREYFRIARS COURT FLAT 21 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £425,000 | 21/09/2018 | Flat |
| GREYFRIARS COURT FLAT 21 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £305,000 | 30/09/2013 | 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 |
|---------|-------|------|------|
| [Same street] GREYFRIARS COURT FLAT 2 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £425,000 | 25/03/2026 | Flat |
| [Same street] GREYFRIARS COURT FLAT 39 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £425,000 | 01/09/2025 | Flat |
| 49 COURT ROAD, LEWES, EAST SUSSEX, BN7 2SA | £267,500 | 19/02/2025 | Flat |
| FOUNDRY COTTAGES 5 FOUNDRY LANE, LEWES, EAST SUSSEX, BN7 2AS | £330,000 | 28/01/2025 | Flat |
| ST THOMAS' COURT FLAT 39 CLIFFE HIGH STREET, LEWES, EAST SUSSEX, BN7 2AW | £130,000 | 30/11/2023 | Flat |
| [Same street] GREYFRIARS COURT FLAT 14 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £292,000 | 07/11/2023 | Flat |
| [Same street] GREYFRIARS COURT FLAT 15 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £275,000 | 29/09/2023 | Flat |
| ST THOMAS' COURT FLAT 44 CLIFFE HIGH STREET, LEWES, EAST SUSSEX, BN7 2AW | £104,000 | 26/09/2023 | Flat |
| [Same street] GREYFRIARS COURT FLAT 44 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £425,000 | 24/08/2023 | Flat |
| [Same street] GREYFRIARS COURT FLAT 1 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £285,000 | 20/12/2022 | Flat |
| [Same street] GREYFRIARS COURT FLAT 38 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £380,000 | 15/12/2022 | Flat |
| 36 FLAT 14 CLIFFE HIGH STREET, LEWES, EAST SUSSEX, BN7 2AN | £265,000 | 09/12/2022 | Flat |
| [Same street] GREYFRIARS COURT FLAT 29 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £435,000 | 07/12/2022 | Flat |
| [Same street] GREYFRIARS COURT FLAT 8 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £290,000 | 18/11/2022 | Flat |
| [Same street] GREYFRIARS COURT FLAT 4 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £250,000 | 28/10/2022 | Flat |
| ST THOMAS' COURT FLAT 28 CLIFFE HIGH STREET, LEWES, EAST SUSSEX, BN7 2AW | £211,000 | 28/10/2022 | Flat |
| 85 COURT ROAD, LEWES, EAST SUSSEX, BN7 2SA | £270,000 | 14/10/2022 | Flat |
| [Same street] GREYFRIARS COURT FLAT 6 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £370,000 | 07/10/2022 | Flat |
| 2 FOUNDRY PASSAGE, LEWES, EAST SUSSEX, BN7 2FJ | £340,000 | 16/09/2022 | Flat |
| [Same street] GREYFRIARS COURT FLAT 11 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £330,000 | 25/08/2022 | Flat |
| 3 FOUNDRY PASSAGE, LEWES, EAST SUSSEX, BN7 2FJ | £245,000 | 01/08/2022 | Flat |
| ST THOMAS' COURT FLAT 25 CLIFFE HIGH STREET, LEWES, EAST SUSSEX, BN7 2AW | £170,000 | 22/07/2022 | Flat |
| 20B HIGH STREET, LEWES, EAST SUSSEX, BN7 2LN | £378,000 | 23/06/2022 | Flat |
| [Same street] GREYFRIARS COURT FLAT 2 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £400,000 | 16/06/2022 | Flat |
| 223C FLAT 2 HIGH STREET, LEWES, EAST SUSSEX, BN7 2AF | £300,000 | 01/06/2022 | Flat |
| [Same street] GREYFRIARS COURT FLAT 32 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £420,000 | 24/05/2022 | Flat |
| ST THOMAS' COURT FLAT 31 CLIFFE HIGH STREET, LEWES, EAST SUSSEX, BN7 2AW | £145,000 | 13/05/2022 | Flat |
| 40 FLAT 8 FRIARS WALK, LEWES, EAST SUSSEX, BN7 2LG | £222,500 | 11/05/2022 | Flat |
| 35 COURT ROAD, LEWES, EAST SUSSEX, BN7 2SA | £290,000 | 01/04/2022 | Flat |
| ST THOMAS' COURT FLAT 43 CLIFFE HIGH STREET, LEWES, EAST SUSSEX, BN7 2AW | £115,000 | 30/03/2022 | Flat |
| [Same street] GREYFRIARS COURT FLAT 39 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £425,000 | 16/03/2022 | Flat |
| 64 COURT ROAD, LEWES, EAST SUSSEX, BN7 2SA | £235,000 | 04/02/2022 | Flat |
| 40 FLAT 19 FRIARS WALK, LEWES, EAST SUSSEX, BN7 2LG | £292,500 | 04/02/2022 | Flat |
| 1A FRIARS WALK, LEWES, EAST SUSSEX, BN7 2LG | £415,000 | 24/01/2022 | Flat |
| GREYFRIARS COURT FLAT 43 COURT ROAD, LEWES, EAST SUSSEX, BN7 2RF | £405,000 | 30/11/2021 | Flat |

**Street average:** £361,800 (15 sales)
**Area average:** £256,525 (20 sales)

## Price vs local average

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

- **Local average:** £299,114 (22 Flat, BN7, 2024–2026)
- **Deviation:** +33.7%

## Rental Range

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

- **Low:** £1,190/mo
- **Realistic:** £1,322/mo
- **Optimistic:** £1,454/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,047/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 Terraced House, Paddock Road, BN7 | £1,500/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Semi-Detached House, The Spinneys, BN7 | £1,450/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Semi-Detached House, Westgate Street, BN7 | £1,750/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Terraced House, Keere Street, BN7 | £1,650/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Terraced House, Keere Street, BN7 | £1,575/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed End Terrace, Western Road, BN7 | £1,250/mo | 2 | 0.74 miles | OpenRent |
| 2 Bed Terraced House, Western Road, BN7 | £1,600/mo | 2 | 0.75 miles | OpenRent |

**Average rent: £1,539/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £196,875
- **Target investor price (1%):** £157,500

*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 £1,575/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.2×
- **Monthly cashflow:** £-183/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.9%

*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:** 21.9%
- **10y growth:** 36.3%

## House Price Index (HM Land Registry)

*Official index for Lewes; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -3.2%
- **5y growth (index):** -1.8%
- **10y growth (index):** 6.6%

## 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)