# 2 bedroom house for sale (BN41 2TA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 86 DROVE CRESCENT, BRIGHTON, PORTSLADE, BRIGHTON AND HOVE BN41 2TA |
| Price | £325,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £330,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 31/10/2034
- **Current heating cost:** £892/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0906-5294-0002-0009-2796)

## Description

Robert Luff & Co are delighted to bring to market this two bedroom semi detached home located in the residential area of Mile Oak. Conveniently located within reach of the green open spaces of the South Downs, Drove Crescent benefits from easy access the new 1X bus route and to the A27 making this home ideally situated for young families, shoppers and commuters alike. Mile Oak Road, Graham Avenue and Valley Road offer a variety of local shops, while in central Portslade, Boundary Road provides a wide selection of high street and independent stores, bars and cafes. At the nearby Holmbush Centre, Tesco, Next and Marks & Spencer have larger superstore facilities.   

Accommodation offers; Living/dining room, separate kitchen, utility room, two double bedrooms and a modern fitted family bathroom. Also benefitting from potential for off road parking, fantastic views towards the downs and a landscaped rear garden. Local schools include Mile Oak Primary School, St Nicolas Primary School, Portslade Aldridge Community Academy, Peter Gladwin Primary School and Downs Park School.

**Agents Notes** - EPC Rating: C

Council Tax Band: B

The information provided about this property does not constitute or form any 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 and 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. References to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

## Property Photos

- ![Drove Crescent_23.jpg](/listings/photos/161713448/1840456) - Drove Crescent_23.jpg
- ![Drove Crescent_11.jpg](/listings/photos/161713448/1840459) - Drove Crescent_11.jpg
- ![Drove Crescent.jpg](/listings/photos/161713448/1840462) - Drove Crescent.jpg
- ![Drove Crescent_1.jpg](/listings/photos/161713448/1840464) - Drove Crescent_1.jpg
- ![Drove Crescent_2.jpg](/listings/photos/161713448/1840466) - Drove Crescent_2.jpg
- ![Drove Crescent_20.jpg](/listings/photos/161713448/1840470) - Drove Crescent_20.jpg
- ![Drove Crescent_10.jpg](/listings/photos/161713448/1840472) - Drove Crescent_10.jpg
- ![Drove Crescent_18.jpg](/listings/photos/161713448/1840473) - Drove Crescent_18.jpg
- ![Drove Crescent_13.jpg](/listings/photos/161713448/1840477) - Drove Crescent_13.jpg
- ![Drove Crescent_4.jpg](/listings/photos/161713448/1840486) - Drove Crescent_4.jpg
- ![Drove Crescent_5.jpg](/listings/photos/161713448/1840492) - Drove Crescent_5.jpg
- ![Drove Crescent_15.jpg](/listings/photos/161713448/1840494) - Drove Crescent_15.jpg
- ![Drove Crescent_7.jpg](/listings/photos/161713448/1840495) - Drove Crescent_7.jpg
- ![Drove Crescent_8.jpg](/listings/photos/161713448/1840496) - Drove Crescent_8.jpg
- ![Drove Crescent_12.jpg](/listings/photos/161713448/1840497) - Drove Crescent_12.jpg
- ![Drove Crescent_14.jpg](/listings/photos/161713448/1840499) - Drove Crescent_14.jpg
- ![Drove Crescent_17.jpg](/listings/photos/161713448/1840501) - Drove Crescent_17.jpg
- ![Drove Crescent_19.jpg](/listings/photos/161713448/1840502) - Drove Crescent_19.jpg
- ![Drove Crescent_22.jpg](/listings/photos/161713448/1840504) - Drove Crescent_22.jpg
- ![Drove Crescent_21.jpg](/listings/photos/161713448/1840505) - Drove Crescent_21.jpg
- ![Drove Crescent_6.jpg](/listings/photos/161713448/1840510) - Drove Crescent_6.jpg
- ![Drove Crescent_3.jpg](/listings/photos/161713448/1840514) - Drove Crescent_3.jpg
- ![Drove Crescent_9.jpg](/listings/photos/161713448/1840517) - Drove Crescent_9.jpg
- ![Drove Crescent_16.jpg](/listings/photos/161713448/1840522) - Drove Crescent_16.jpg

## Floorplans

- ![Floorplan.jpeg](/listings/photos/161713448/1840526) - Floorplan.jpeg

## EPC Graphs

- ![EE Rating](/listings/photos/161713448/1840529) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3199023
- **Address:** 86 Drove Crescent, Portslade, BN41 2TA
- **Certificate Issued:** 01/11/2005
- **Work Completed:** 11/10/2005
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 86 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £330,000 | 20/03/2026 | Terraced |
| 86 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £216,500 | 09/06/2014 | Terraced |
| 86 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £165,000 | 31/03/2010 | Terraced |
| 86 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £79,000 | 14/04/2000 | Terraced |

## 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] 100 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £355,500 | 11/11/2022 | Terraced |
| [Same street] 82 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £315,000 | 31/10/2022 | Terraced |
| 70A MILE OAK ROAD, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2PL | £190,000 | 25/08/2022 | Other |
| [Same street] 80 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £375,000 | 27/07/2022 | Terraced |
| [Same street] 74 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £335,000 | 15/02/2022 | Terraced |
| [Same street] 49 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £242,500 | 15/02/2022 | Flat |
| [Same street] 68 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £332,000 | 13/12/2021 | Semi-detached |
| [Same street] 70 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £360,000 | 19/11/2021 | Semi-detached |
| [Same street] 77 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £415,000 | 24/09/2021 | Semi-detached |
| [Same street] 60 DROVE CRESCENT, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 2TA | £352,100 | 16/09/2021 | Terraced |

**Street average:** £342,456 (9 sales)
**Area average:** £190,000 (1 sale)

## Price vs local average

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

- **Local average:** £602,857 (7 Other, BN41, 2024–2026)
- **Deviation:** -46.1%

## Rental Range

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

- **Low:** £1,631/mo
- **Realistic:** £1,812/mo
- **Optimistic:** £1,993/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 Terraced House, Tophill Close, BN41 | £1,700/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Terraced House, Hillcroft, BN41 | £1,570/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Semi-Detached House, Langridge Drive, BN41 | £1,650/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Terraced House, Croft Drive, BN41 | £1,675/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Edster Court, BN41 | £1,450/mo | 2 | 0.59 miles | OpenRent |
| 2 Bed Flat, Edster Court, BN41 | £1,400/mo | 2 | 0.63 miles | OpenRent |
| 2 Bed Bungalow, Manor Hall Road, BN42 | £1,695/mo | 2 | 0.7 miles | OpenRent |
| 2 Bed Flat, St. Andrews Road, BN41 | £1,500/mo | 2 | 1.14 miles | OpenRent |

**Average rent: £1,580/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £201,250
- **Target investor price (1%):** £161,000

*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 £1,610/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 16.8×
- **Monthly cashflow:** £144/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.8%

*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:** £5,603/m²

## Capital growth trend

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

- **10y growth:** 688.3%

## House Price Index (HM Land Registry)

*Official index for Brighton and Hove; All dwelling types series; as of May 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 5.9%
- **10y growth (index):** 23.9%

## 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)