# 2 bedroom flat for sale (BN1 3AB) ## Property Details | Key | Value | |-----|-------| | Address | 36C, NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE BN1 3AB | | Price | £400,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Last sold | £250,000 Dec 2010 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 08/08/2034 - **Est. upgrade cost to C:** £13,900 ### Recommendations - Q (£4,000 - £14,000) - O (£3,300 - £6,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0000-2719-0922-5403-3843) ## Description Spanning the upper floors of an early Victorian townhouse, this two-bedroom maisonette feels deceptively spacious, sitting just a few minutes from the boutique shopping thoroughfare of Western Road and Brighton Beach. Well-presented and naturally light with full hight sash windows and high ceilings throughout, it is ready to move straight into or let out immediately with ease. With a versatile layout and a fantastic location with the city’s delights on its doorstep, this property would be ideal for professional sharers or families who will also appreciate the excellent school catchment and transport links nearby. In brief: Style: Upper floor Victorian maisonette Type: 2 double bedrooms, 1 living room, 1 bathroom, 1 kitchen breakfast room Location: Clifton Hill Conservation Area Floor Area: Please see floor plan. Outside: N/A Parking: Residents Permit Zone Z Council Tax Band: B Why you’ll like it: Standing outside this elegant townhouse in white, you gain a direct line of sight down to the sea. This property is formed within the upper floors, so you share the communal hallway with just one other on the ground floor. As a split-level apartment, it feels particularly spacious with stairs rising through each level where high ceilings and white walls greet you. Soft fawn carpet runs throughout the principal rooms and landings, offering a smart, neutral and blank canvas to the new owners. From the first half-landing, the kitchen and breakfast room has been well-designed for the space with room for a kitchen table alongside streamlined white cabinetry offering plenty of storage. The oven, hob and fridge freezer are integrated, leaving space for a dishwasher and a washing machine which may be available by separate negotiation. Stepping up to the second landing, you come to the first floor where the living room spans the front of the building with a full height bay window facing west, bringing in a glorious light during the afternoon and early evening during summer. There is ample space in here for formal dining within the bay and for comfortable furnishings to relax on in the evening, and the period fireplace, cornicing and dado rails have been retained, adding character to the room. Next door, the bathroom is particularly spacious with both a bathtub and a separate shower cubicle for when time is of the essence. The high ceiling on this floor also allows for a drying rack above the bath so the cool coastal air from the sash window can dry your clothes during summer without using up precious energy. Both bedrooms sit on the top floor echoing the footprint of the rooms below. They are generous double rooms with the larger room to the front benefitting from two built-in wardrobes. The views to the rear now reach over the local landscape to the east below open skies, while to the front, they look out over the rooflines of Regency Brighton & Hove to the west where the sunsets are breath-taking. Agent’s thoughts: Spacious, stylish and brilliantly located for so many, this property will attract those looking to live the quintessential Brighton & Hove lifestyle in the city by the sea. Owner’s thoughts: “There is a real sense of community in Clifton Hill and Brunswick Town, so it is ideal for families and professionals alike. This could be a fantastic investment as a rental as there is always demand in Brighton and Hove, but it has plenty of space for sharers or a smaller family too.” Where it is: Shops: Local 1 min walk, city centre 6 min walk Train Station: Brighton Station 12 min walk Seafront or Park: St Ann’s Well Gardens 8 min walk, Seafront 2 min walk Closest Schools: Primary: Brunswick Primary, Hove Primary School Secondary: Hove Park, Blatchington Mill, Cardinal Newman RC Private: Brighton College, Lancing Prep. This characterful maisonette is perfectly situated in a popular area with lots of local shops and the beach on your doorstep. The city centre shopping districts and parks are also within easy reach, and this home also offers easy access to Brighton Station which has direct and fast links to the airports and London. ## Property Photos - ![Picture No. 22](/listings/photos/151433153/1310785) - Picture No. 22 - ![Picture No. 19](/listings/photos/151433153/1310787) - Picture No. 19 - ![Picture No. 12](/listings/photos/151433153/1310788) - Picture No. 12 - ![Picture No. 05](/listings/photos/151433153/1310790) - Picture No. 05 - ![Picture No. 16](/listings/photos/151433153/1310793) - Picture No. 16 - ![Picture No. 08](/listings/photos/151433153/1310796) - Picture No. 08 - ![Picture No. 07](/listings/photos/151433153/1310801) - Picture No. 07 - ![Picture No. 09](/listings/photos/151433153/1310807) - Picture No. 09 - ![Picture No. 13](/listings/photos/151433153/1310812) - Picture No. 13 - ![Picture No. 14](/listings/photos/151433153/1310815) - Picture No. 14 - ![Picture No. 17](/listings/photos/151433153/1310818) - Picture No. 17 - ![Picture No. 18](/listings/photos/151433153/1310821) - Picture No. 18 - ![Picture No. 20](/listings/photos/151433153/1310823) - Picture No. 20 - ![Picture No. 24](/listings/photos/151433153/1310825) - Picture No. 24 ## Floorplans - ![Floorplan](/listings/photos/151433153/1310827) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/151433153/1310830) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 36C NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 3AB | £250,000 | 03/12/2010 | 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 | |---------|-------|------|------| | 27 BASEMENT FLAT BRUNSWICK ROAD, HOVE, BRIGHTON AND HOVE, BN3 1DG | £305,000 | 19/12/2025 | Flat | | 45 FIRST FLOOR FLAT NORFOLK SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN1 2PE | £240,000 | 05/12/2025 | Flat | | 26 FLAT 2 YORK AVENUE, HOVE, BRIGHTON AND HOVE, BN3 1PH | £330,000 | 05/12/2025 | Flat | | 51 YORK ROAD, HOVE, BRIGHTON AND HOVE, BN3 1DJ | £175,000 | 18/11/2025 | Flat | | BRUNSWICK MANSIONS, 45 - 46 FLAT 4 BRUNSWICK ROAD, HOVE, BRIGHTON AND HOVE, BN3 1DH | £500,000 | 03/11/2025 | Flat | | [Same street] 32 SECOND FLOOR FLAT NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 3AB | £180,000 | 27/10/2025 | Flat | | 1A - 1B YORK AVENUE, HOVE, BRIGHTON AND HOVE, BN3 1PH | £468,000 | 24/10/2025 | Flat | | 21 FLAT 1 BELVEDERE TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN1 3AF | £327,500 | 22/10/2025 | Flat | | 26A BRUNSWICK ROAD, HOVE, BRIGHTON AND HOVE, BN3 1DG | £210,000 | 15/10/2025 | Flat | | 13 FLAT 2 NORFOLK TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN1 3AD | £400,000 | 18/08/2025 | Flat | | 44 GROUND FLOOR FLAT 1 BRUNSWICK ROAD, HOVE, BRIGHTON AND HOVE, BN3 1DH | £440,000 | 27/06/2025 | Flat | | 2 FLAT 3 CAMBRIDGE ROAD, HOVE, BRIGHTON AND HOVE, BN3 1DF | £341,000 | 31/03/2025 | Flat | | 2 FLAT 2 CAMBRIDGE ROAD, HOVE, BRIGHTON AND HOVE, BN3 1DF | £320,000 | 28/03/2025 | Flat | | [Same street] FLAT 4, 32 NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 3AB | £195,000 | 14/02/2025 | Flat | | [Same street] 46 NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 3AB | £790,000 | 06/12/2024 | Terraced | | 2 FIRST FLOOR FLAT CAMBRIDGE ROAD, HOVE, BRIGHTON AND HOVE, BN3 1DF | £350,000 | 29/11/2024 | Flat | | [Same street] 48 NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 3AB | £835,000 | 31/10/2024 | Terraced | | [Same street] 37 NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 3AB | £1,040,000 | 22/07/2024 | Terraced | | 8 FLAT 1-9 NORFOLK TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN1 3AD | £450,000 | 19/12/2023 | Flat | | 123 FLAT 5 WESTERN ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2AD | £365,000 | 05/12/2023 | Flat | | 16 GROUND FLOOR FLAT AT NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 3AA | £417,500 | 01/12/2023 | Flat | | [Same street] 42 GROUND FLOOR FLAT NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 3AB | £380,000 | 29/11/2023 | Flat | | 21 - 22 FLAT 9 MONTPELIER PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 3BF | £327,500 | 27/11/2023 | Flat | | 7 FLAT 3 NORFOLK TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN1 3AD | £500,000 | 09/11/2023 | Flat | | DORCHESTER COURT 6 NORFOLK SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN1 2QA | £372,500 | 07/11/2023 | Flat | | 31 - 33 FLAT 4 BRUNSWICK ROAD, HOVE, BRIGHTON AND HOVE, BN3 1DH | £281,052 | 26/10/2023 | Flat | | [Same street] 36A NORFOLK ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 3AB | £290,000 | 18/03/2022 | Terraced | **Street average:** £530,000 (7 sales) **Area average:** £356,003 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £311,924 (133 Flat, BN1, 2024–2026) - **Deviation:** +28.2% ## Rental Range *ONS Price Index of Private Rents (Brighton and Hove). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,634/mo - **Realistic:** £1,816/mo - **Optimistic:** £1,998/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Brighton and Hove (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,197/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 | |------|------|------|------|------| | [Old Shoreham Road, Brighton](http://87.117.209.195:8080/listings/5b5eab0) | £1,650/mo | 2 | 0.61 miles | Rightmove | **Average rent: £1,650/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.41% (weak for cashflow) - **Max investor price (0.8%):** £206,250 - **Target investor price (1%):** £165,000 *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 £1,650/mo).* - **Gross yield:** 5% - **Cost-to-rent:** 20.2× - **Monthly cashflow:** £-115/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.2% *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).* ## Price per Square Metre - **£/m²:** £5,063/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -10.1% - **10y growth:** 19.1% ## House Price Index (HM Land Registry) *Official index for Brighton and Hove; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3.1% - **5y growth (index):** -0.2% - **10y growth (index):** 15.1% ## 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)