Sold Flat

86B

HIGH STREET, RYE, EAST SUSSEX TN31 7JN

2 beds 2 baths 97 m² Listed 22 Apr 2026 (-89d)

£350,000

Guide Price

Reduced on 15 Jul 2026 · Was £375,000

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Property photo

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Property details

Tenure

LEASEHOLD

Floor area

97 m²

EPC rating

E

Last sold

£305,000 Dec 2021

Price per m²

£3,608/m²

Local average

£191,071 (+83.2%)

Deprivation

Decile 4 (12,247 of 33,755)

Street crime

65 incidents within 1 mile (May 2026)

Key features

  • Offering a prime central location within the sought-after medieval Citadel
  • Deceptively spacious apartment on the second floor
  • Impressive open-plan living, dining, kitchen area, ideal for everyday living
  • 2 generous double bedrooms providing comfortable & versatile accommodation
  • Stylish contemporary en-suite shower room & family bathroom
  • Communal garden to rear & attractive outlook towards open countryside to front
  • Suitable as a main residence, lock-up-&-leave holiday home, or investment property
  • Excellent location close to many independent shops, eateries & Kino cinema
  • Short walk to railway station with links to Brighton, Ashford and London
  • Stone's throw away from beautiful coast & stunning Romney Marshes

Additional details

Electricity
Mains supply
Water
Mains supply
Sewerage
Mains supply
Heating
Electric
Restrictions
No
Rights of way
No
Flooded in last 5 years
No
Flood defences
No

Description

Tucked away on the second floor in the very heart of Rye’s historic citadel, this deceptively spacious apartment offers an exceptional blend of character, comfort, and convenience. Beautifully arranged, the accommodation centres around an impressive open-plan living, dining, and kitchen space, perfect for both relaxed everyday living and entertaining. There are two generous double bedrooms, with the principal bedroom benefitting from its own en-suite shower room, while a stylish contemporary bathroom serves the second bedroom and guests.
Whether as a comfortable main residence, an idyllic lock-up-and-leave holiday home, or a lucrative rental investment, this apartment offers exceptional versatility. Rye’s enduring popularity as a vibrant, year-round tourist destination underpins strong and consistent demand for holiday accommodation, making it an especially attractive proposition for those seeking a holiday let or income-generating asset.
Positioned along the historic High Street, the apartment enjoys delightful views down Market Road towards open countryside, while being just moments from an excellent selection of independent shops and eateries. The railway station is within easy walking distance, providing regular connections to Brighton and Ashford, with onward high-speed links to London, perfectly balancing coastal charm with excellent connectivity.

Listed by

Rye

WARNER GRAY PRESTIGE PROPERTIES LTD

Reference: 174759536

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 02/04/2026

Expiry date: 01/04/2036

Current heating cost: £1,641/year

Potential heating cost: £665/year

Est. upgrade cost to C: £16,500

Recommendations

  • 50 mm internal or external wall insulation (£7,500 - £11,000)
  • Draughtproof single-glazed windows (£150 - £250)
  • High heat retention storage heaters and dual immersion cylinder (£1,200 - £2,400)
  • Replace single glazed windows with low-E double glazing (£4,500 - £6,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

All

Price history

Event Date Price % change
Sold 07/12/2021 (4 years ago) £305,000 —

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
THE OLD GRAMMAR SCHOOL FLAT ONE HIGH STREET, RYE, ROTHER, EAST SUSSEX, TN31 7JF £245,000 05/09/2022 Flat
9 MERYON COURT, RYE, ROTHER, EAST SUSSEX, TN31 7LY £205,000 03/08/2022 Flat

Area average: £225,000 (2 sales)

Capital growth trend

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

5y growth -12.2%

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

1y (index) -3.5%
5y (index) 3.7%
10y (index) 28.1%

Rental Range

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

Low £1,049/mo
Realistic £1,165/mo
Optimistic £1,282/mo

Based on Local Authority from postcode lookup → Rother.

LHA (30th percentile) floor for Ashford: £848/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN31 7JN

Nearby

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

Type Name Distance
Shop Rye Shoes 0.0 miles
Shop The Bakery @ 89 0.0 miles
Bus stop Rye Railway Station 0.1 miles
Train station Rye 0.2 miles
Hospital Unknown 0.8 miles
Hospital Rye, Winchelsea & District Memorial Hospital 0.8 miles
Train station Winchelsea 1.8 miles

Street-level crime

Category Count
Violence and sexual offences 27
Anti-social behaviour 20
Criminal damage and arson 7
Public order 3
Other theft 2
Shoplifting 2
Bicycle theft 1
Burglary 1
Drugs 1
Vehicle crime 1
Total incidents 65

Within 1 mile during May 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
Rye Community Primary School Primary 0.3 miles Good — 16 May 2023
Rye College Secondary 0.3 miles Good — 6 Mar 2023
St Michael's Church of England Primary School Primary 1.4 miles Good — 10 Jan 2012
St Thomas' Church of England Aided Primary School Primary 2.2 miles Good — 10 Nov 2014
Peasmarsh Church of England Primary School Primary 2.4 miles Good — 29 Apr 2024

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 End Terrace, Rye, TN31 £1,000/mo 2 0.13 miles OpenRent
2 Bed Terraced House, Tower Street, TN31 £1,400/mo 2 0.18 miles OpenRent
2 Bed Terraced House, Tower Street, TN31 £1,250/mo 2 0.19 miles OpenRent
2 Bed Flat, Winchelsea Road, TN31 £900/mo 2 0.19 miles OpenRent
2 Bed Flat, Winchelsea Road, TN31 £1,150/mo 2 0.19 miles OpenRent

Average rent: £1,140/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.33%
Max investor price (0.8%) £143,750
Target investor price (1%) £115,000
Gross yield 3.9%
Cost-to-rent ratio 25.4×
Monthly cashflow £-368/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -4.4%
  • 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).