Sold Flat

2 St Leonards Park

East Grinstead, West Sussex, RH19 1EE

Listed 14 Mar 2024 (-821d)

£90,000

Guide Price

Save

# Studio flat for sale (RH19 1EE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE |
| Price | £90,000 |
| Last sold | £105,000 |

## Description

**StrapLine**

Auction Sale - 16/04/2024

Of interest to investors. A ground floor studio flat within a low rise purpose built block. Let on an assured shorthold tenancy. Investment producing £6,833 per annum.

**Location**

East Grinstead is a popular commuter area, having good access to the M23 motorway and A22, the main road connecting

London to Eastbourne. East Grinstead Railway is a terminus station.

Crawley and Gatwick Airport lie 9 miles to the west, and Tunbridge Wells is 14 miles to the east.

St Leonard’s Park is a modern housing estate which has been developed at the heart of East Grinstead. It is reached from Station Approach, and the railway station is a 3-minute walk from the property. The St Leonard’s Park estate is situated on a sloping site, with communal lawns behind the blocks of flats.

**Transport**

East Grinstead Station - National Rail

**Accommodation**

Not inspected by the auctioneers, understood to comprise:

Reception room with open plan bedroom separated by a curtain, Kitchen, Bathroom/wc.

Approximate area 35 sq m (376 sq ft)

## Property Photos

- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293549) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE
- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293551) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE
- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293553) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE
- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293556) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE
- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293559) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE
- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293562) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE
- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293563) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE
- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293567) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE
- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293568) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE
- ![2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE](/listings/photos/145745651/293570) - 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £105,000 | 01/01/2024 | — |
|  | £99,500 | 01/01/2006 | — |
|  | £42,500 | 01/01/1999 | — |
|  | £33,000 | 01/01/1995 | — |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| CHARTER PLACE, 2 FLAT 5 ORCHARD WAY, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1SW | £112,500 | 27/11/2025 | Flat |
| 129 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EG | £150,000 | 12/08/2025 | Flat |
| 70 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE | £205,000 | 06/03/2025 | Flat |
| 85A QUEENS ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1BG | £210,000 | 20/02/2025 | Flat |
| 38 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE | £160,000 | 14/02/2025 | Flat |
| 35 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE | £135,000 | 10/01/2025 | Flat |
| 64 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE | £206,000 | 07/01/2025 | Flat |
| 61 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE | £215,000 | 22/11/2024 | Flat |
| NEWACRE HOUSE FLAT 6 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UG | £195,000 | 30/08/2024 | Flat |
| ST. JAMES COURT FLAT 4 ST JAMES ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1DB | £85,000 | 20/12/2023 | Flat |
| OVERTON COURT APARTMENT 6 RAILWAY APPROACH, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1BZ | £112,500 | 20/10/2023 | Flat |
| 37 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE | £157,000 | 22/09/2023 | Flat |
| 123 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EG | £185,000 | 03/07/2023 | Flat |
| 57 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE | £225,000 | 05/05/2023 | Flat |
| QUEENS COURT, 45 FLAT 8 QUEENS ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1BG | £222,000 | 02/05/2023 | Flat |
| NEWACRE HOUSE FLAT 18 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UG | £208,000 | 30/03/2023 | Flat |
| NEWACRE HOUSE FLAT 21 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UG | £220,000 | 23/01/2023 | Flat |
| NEWACRE HOUSE FLAT 66 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UR | £210,000 | 21/12/2022 | Flat |
| GREENSTEDE HOUSE FLAT 14 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UZ | £433,727 | 20/12/2022 | Flat |
| 39 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE | £140,000 | 09/12/2022 | Flat |

**Area average:** £189,336 (20 sales)

## Price vs local average

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

- **Local average:** £215,236 (36 Flat, RH19, 2024–2026)
- **Deviation:** -58.2%

## Rental Range

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

- **Low:** £1,269/mo
- **Realistic:** £1,410/mo
- **Optimistic:** £1,551/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Crawley & Reigate (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, St. Leonards Park, RH19 | £1,100/mo | 1 | 0.01 miles | OpenRent |
| 1 Bed Maisonette, St James Road, RH19 | £1,250/mo | 1 | 0.16 miles | OpenRent |
| Studio Flat, St James Road, RH19 | £1,300/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, Parkview House, RH19 | £1,200/mo | 1 | 0.19 miles | OpenRent |
| Studio Flat, Southwick House, RH19 | £925/mo | 1 | 0.45 miles | OpenRent |
| 1 Bed Flat, Fairfield Road, RH19 | £1,400/mo | 1 | 0.55 miles | OpenRent |

**Average rent: £1,196/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 1.36% (strong)
- **Max investor price (0.8%):** £153,125
- **Target investor price (1%):** £122,500

*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 £1,225/mo).*

- **Gross yield:** 16.3%
- **Cost-to-rent:** 6.1×
- **Monthly cashflow:** £723/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 33.2%

*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:** -13.3%
- **10y growth:** -19.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.2%
- **5y growth (index):** 4.8%
- **10y growth (index):** 12.6%

## 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)

Listing type

Auction

2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE 2 St Leonards Park, East Grinstead, West Sussex, RH19 1EE

/ 10

Property details

Listing category

Auction

Tenure

LEASEHOLD

Last sold

£105,000

Local average

£215,236 (-58.2%)

Deprivation

Decile 5 (14,270 of 33,755)

Street crime

143 incidents within 1 mile (Apr 2026)

Key features

Of interest to investors.
Ground floor studio flat
Low rise purpose built block.
Let on an assured shorthold tenancy.
Investment producing £6,833 per annum.

Additional details

Garden: Yes

Description

StrapLine
Auction Sale - 16/04/2024
Of interest to investors. A ground floor studio flat within a low rise purpose built block. Let on an assured shorthold tenancy. Investment producing £6,833 per annum.
Location
East Grinstead is a popular commuter area, having good access to the M23 motorway and A22, the main road connecting
London to Eastbourne. East Grinstead Railway is a terminus station.
Crawley and Gatwick Airport lie 9 miles to the west, and Tunbridge Wells is 14 miles to the east.
St Leonard’s Park is a modern housing estate which has been developed at the heart of East Grinstead. It is reached from Station Approach, and the railway station is a 3-minute walk from the property. The St Leonard’s Park estate is situated on a sloping site, with communal lawns behind the blocks of flats.
Transport
East Grinstead Station - National Rail
Accommodation
Not inspected by the auctioneers, understood to comprise:
Reception room with open plan bedroom separated by a curtain, Kitchen, Bathroom/wc.
Approximate area 35 sq m (376 sq ft)

Listed by

London

Savills

Reference: 145745651

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

218% since 1995

Event	Date	Price	% change
Sold	01/01/2024 (2 years ago)	£105,000	+5.5%
Sold	01/01/2006 (20 years ago)	£99,500	+134.1%
Sold	01/01/1999 (27 years ago)	£42,500	+28.8%
Sold	01/01/1995 (31 years ago)	£33,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
CHARTER PLACE, 2 FLAT 5 ORCHARD WAY, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1SW	£112,500	27/11/2025	Flat
129 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EG	£150,000	12/08/2025	Flat
70 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE	£205,000	06/03/2025	Flat
85A QUEENS ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1BG	£210,000	20/02/2025	Flat
38 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE	£160,000	14/02/2025	Flat
35 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE	£135,000	10/01/2025	Flat
64 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE	£206,000	07/01/2025	Flat
61 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE	£215,000	22/11/2024	Flat
NEWACRE HOUSE FLAT 6 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UG	£195,000	30/08/2024	Flat
ST. JAMES COURT FLAT 4 ST JAMES ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1DB	£85,000	20/12/2023	Flat
OVERTON COURT APARTMENT 6 RAILWAY APPROACH, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1BZ	£112,500	20/10/2023	Flat
37 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE	£157,000	22/09/2023	Flat
123 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EG	£185,000	03/07/2023	Flat
57 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE	£225,000	05/05/2023	Flat
QUEENS COURT, 45 FLAT 8 QUEENS ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1BG	£222,000	02/05/2023	Flat
NEWACRE HOUSE FLAT 18 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UG	£208,000	30/03/2023	Flat
NEWACRE HOUSE FLAT 21 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UG	£220,000	23/01/2023	Flat
NEWACRE HOUSE FLAT 66 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UR	£210,000	21/12/2022	Flat
GREENSTEDE HOUSE FLAT 14 WOOD STREET, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1UZ	£433,727	20/12/2022	Flat
39 ST LEONARDS PARK, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1EE	£140,000	09/12/2022	Flat

Area average: £189,336 (20 sales)

Capital growth trend

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

5y growth -13.3%

10y growth -19.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Mid Sussex. Series: Flats and maisonettes. As of March 2026.

1y (index) -2.2%

5y (index) 4.8%

10y (index) 12.6%

Rental Range

Estimated market rent for Mid Sussex. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,269/mo

Realistic £1,410/mo

Optimistic £1,551/mo

Based on Local Authority from postcode lookup → Mid Sussex.

LHA (30th percentile) floor for Crawley & Reigate: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View RH19 1EE

Address

25-40 St Leonards Park

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Washday Laundrette	0.1 miles
Shop	Antares Wood Floors	0.1 miles
Bus stop	Railway Approach	0.1 miles
Bus stop	Brooklands Way	0.1 miles
Train station	East Grinstead	0.2 miles
Train station	East Grinstead (Bluebell)	0.3 miles
Hospital	Queen Victoria Hospital	0.9 miles
University	St Piers College	3.5 miles
Hospital	Edenbridge and District War Memorial Hospital	5.6 miles
University	University of Sussex	11.6 miles

Street-level crime

Category	Count
Violence and sexual offences	42
Anti-social behaviour	38
Criminal damage and arson	15
Other theft	12
Shoplifting	8
Public order	7
Burglary	6
Vehicle crime	6
Other crime	3
Robbery	3
Drugs	1
Possession of weapons	1
Theft from the person	1
Total incidents	143

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Mary's CofE Primary School, East Grinstead	Primary	0.5 miles	Good — 22 Apr 2013
The Meads Primary School	Primary	0.6 miles	Good — 6 Feb 2015
St Peter's Catholic Primary School	Primary	0.6 miles	Good — 15 Jul 2015
Halsford Park Primary School	Primary	0.7 miles	Good — 24 Jan 2023
Estcots Primary School	Primary	0.7 miles	Good — 20 Jul 2015

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, St. Leonards Park, RH19	£1,100/mo	1	0.01 miles	OpenRent
1 Bed Maisonette, St James Road, RH19	£1,250/mo	1	0.16 miles	OpenRent
Studio Flat, St James Road, RH19	£1,300/mo	1	0.17 miles	OpenRent
1 Bed Flat, Parkview House, RH19	£1,200/mo	1	0.19 miles	OpenRent
Studio Flat, Southwick House, RH19	£925/mo	1	0.45 miles	OpenRent
1 Bed Flat, Fairfield Road, RH19	£1,400/mo	1	0.55 miles	OpenRent

Average rent: £1,196/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.36%

Max investor price (0.8%) £153,125

Target investor price (1%) £122,500

Gross yield 16.3%

Cost-to-rent ratio 6.1×

Monthly cashflow £723/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 33.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).