# 2 bedroom flat for sale (BN41 1AR) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 20, KINGSTON HOUSE, 56A, GARDNER ROAD, BRIGHTON, PORTSLADE, WEST SUSSEX BN41 1AR | | Price | £280,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Construction age | England and Wales: 2007-2011 | | Floor area | 75 m² | | Last sold | £270,000 Jul 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 11/03/2034 - **Current heating cost:** £449/year - **Est. upgrade cost to C:** £15 ### Recommendations - E (£15) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2030-1707-2040-0008-2695) ## Description **** **** Whitlock and Heaps are pleased to bring to market this excellent apartment being presented in good order throughout with a delightful kitchen/living room that leads onto the west facing balcony offering sea views. The two double bedroom accommodation also features a white bathroom suite and allocated parking space. No onward chain.   **ENTRANCE** **HALL** **** Fitted double cupboard housing 'Potterton' gas-fired boiler with space for washing machine and linen shelving over, radiator.  **KITCHEN** **** Incorporating stainless steel one and a half bowl sink unit with drainer and mixer tap, adjacent laminate work surface with range of cupboards and drawers under, matching eye-level wall cupboards, inset 4-ring gas hob with stainless steel extractor over, double oven, integrated dishwasher, space for fridge/freezer, tiled floor.  **LIVING/DINING** **ROOM** **** Two radiators, window and door to:-  **WEST** **FACING** **BALCONY** **** Space for table and chairs, sea views.  **BEDROOM** **1** **** Double glazed window, radiator.  **BEDROOM** **2** **** Double glazed window, radiator, fitted double wardrobe.  **BATHROOM** **** White suite comprising panelled bath with mixer tap and glazed shower screen, pedestal wash-hand basin, low level w.c., heated ladder style towel rail, tiled floor, part tiled walls.  **OUTSIDE** **** Allocated Parking Space 25.  **OUTGOINGS** **** LEASE 111 years remaining Maintenance £1514.16 per annum Ground Rent £250 per annum  ## Property Photos - ![Photo](/listings/photos/145761518/1328912) - ![Photo](/listings/photos/145761518/1328914) - ![Photo](/listings/photos/145761518/1328915) - ![Photo](/listings/photos/145761518/1328916) - ![Photo](/listings/photos/145761518/1328917) - ![Photo](/listings/photos/145761518/1328918) - ![Photo](/listings/photos/145761518/1328919) - ![Photo](/listings/photos/145761518/1328921) - ![Photo](/listings/photos/145761518/1328922) - ![Photo](/listings/photos/145761518/1328923) - ![Photo](/listings/photos/145761518/1328924) - ![Photo](/listings/photos/145761518/1328925) - ![Photo](/listings/photos/145761518/1328926) ## Floorplans - ![Floorplan 1](/listings/photos/145761518/1328928) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | KINGSTON HOUSE, 56A FLAT 20 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £270,000 | 19/07/2024 | Flat | | KINGSTON HOUSE, 56A FLAT 20 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £226,000 | 22/01/2016 | 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 | |---------|-------|------|------| | [Same street] KINGSTON HOUSE, 56A FLAT 2 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 13/03/2025 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 6 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £275,000 | 13/12/2024 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 09/02/2024 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 10 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £137,500 | 29/09/2023 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 14 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £265,000 | 17/07/2023 | Flat | | 31 OLD MILL CLOSE, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PQ | £245,000 | 09/12/2022 | Flat | | WESTLANDS COURT FLAT 24 WEST ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PR | £170,000 | 26/08/2022 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 5 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £250,000 | 13/12/2021 | Flat | | WYCK COURT FLAT 22 ST AUBYNS ROAD, FISHERSGATE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PW | £165,000 | 26/11/2021 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £250,000 | 29/09/2021 | Flat | | HARBOUR HOUSE, 121 FLAT 22 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PN | £580,000 | 28/09/2021 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 1 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £240,000 | 27/08/2021 | Flat | | 5 LAYLANDS ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PP | £194,000 | 18/08/2021 | Flat | **Street average:** £247,188 (8 sales) **Area average:** £270,800 (5 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £240,167 (9 Flat, BN41, 2024–2026) - **Deviation:** +16.6% ## Rental Range *ONS Price Index of Private Rents (Adur). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,245/mo - **Realistic:** £1,383/mo - **Optimistic:** £1,521/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Crawley & Reigate (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,097/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, St. Andrews Road, BN41 | £1,500/mo | 2 | 0.55 miles | OpenRent | **Average rent: £1,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.54% (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:** 6.4% - **Cost-to-rent:** 15.6× - **Monthly cashflow:** £222/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3.3% *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:** £3,733/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -0.4% - **10y growth:** 6.9% ## House Price Index (HM Land Registry) *Official index for Adur; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -6.7% - **5y growth (index):** -4% - **10y growth (index):** 8% ## 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)