# 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)