# 2 bedroom apartment for sale (BN41 1AR) ## Property Details | Key | Value | |-----|-------| | Address | Gardner Road, Portslade, Brighton, BN41 1AR | | Price | £285,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £90,000 | ## Description This super GROUND FLOOR GARDEN FLAT is offered in good order and has some unique additions. TWO DOUBLE BEDROOMS, 24 ft x 20 ft open plan living space with defined areas, including a MODERN FITTED KITCHEN with appliances, small STUDY, RE FITTED CONTEMPORARY SHOWER ROOM, triple glazing, OWN GARDEN ON TWO SIDES OF THE PROPERTY, reserved parking, long lease Communal entrance via a security entryphone system, front door to **Entrance Hall** - coats hanging area, UTILITY CUPBOARD with space and plumbing for washing machine, space for tumble dryer, shelving and easy access via double doors, digital central heating thermostat, inset down lighters, tiled floor, doors to **Open Plan Living Space** - 7.52m x 6.17m (24'8 x 20'3) - open plan with defined areas **Lounge Area** - radiator, tiled floor, triple glazed window **Dining Area** - ample space for a table, double glazed windows and a triple glazed door to the garden **Kitchen Area** - fitted with matching white gloss and black matt units and comprising of a 1 1/2 bowl inset sink unit, adjacent working surfaces, base and eye level units, INSET FOUR RING GAS HOB, FITTED EXTRACTOR HOB OVER, BUILT IN ELECTRIC DOUBLE OVEN AND GRILL, cupboard housing a gas fired combination boiler, tiled floor **Study** - providing workspace and storage **Bedroom One** - 3.84m x 3.18m (12'7 x 10'5) - radiator, wardrobe, tiled floor, triple glazed window, **Bedroom Two** - 3.81m x 3.02m (12'6 x 9'11) - radiator, tiled floor, triple glazed window **Shower Room** - a contemporary suite comprising of a large walk in shower unit with a drying area, wash hand basin set in a vanity unit with drawers under, wc with concealed cistern, ladder style heated towel rail, part tiled walls, tiled floor, electric extractor fan **Private Garden** - on two sides of the property, paved patio on each side, garden shed with adjacent covered area, flower and shrub beds laid with stones **Reserved Parking Space** - **Communal Grounds** - including a bike store **The Location** - Located close to local shops, schools, nurseries, and parks in the area (Shark Park, Vale Park, Victoria & Play Park). Transport links include, Fishersgete station, both the A27 and the Old Shoreham Road and buses routes including the 700 coastliner, 1 & 1X provide regular services across the coast and to the city centre. The Holmbush Centre and Sainsbury's West Hove store are also both within a few minutes drive **Lease & Service Charge** - Lease 120 years from 2010 Ground Rent £250 P.A. Maintenance approx. £140 PCM The block is self managed by the residents through a Right To Manage company which is run by residents of Kingston House and any resident can apply to become a Director ## Property Photos - ![1422784-13-69aab8df4e92a.jpg](/listings/photos/173058803/1329005) - 1422784-13-69aab8df4e92a.jpg - ![1422784-17-69aab93a47996.jpg](/listings/photos/173058803/1329006) - 1422784-17-69aab93a47996.jpg - ![1422784-10-69aab8cb02edc.jpg](/listings/photos/173058803/1329007) - 1422784-10-69aab8cb02edc.jpg - ![1422784-22-69aab95e406a8.jpg](/listings/photos/173058803/1329008) - 1422784-22-69aab95e406a8.jpg - ![1422784-9-69aab8c4cf386.jpg](/listings/photos/173058803/1329010) - 1422784-9-69aab8c4cf386.jpg - ![1422784-8-69aab8ba8dcb5.jpg](/listings/photos/173058803/1329011) - 1422784-8-69aab8ba8dcb5.jpg - ![1422784-11-69aab8d19ec71.jpg](/listings/photos/173058803/1329012) - 1422784-11-69aab8d19ec71.jpg - ![1422784-14-69aab8ec4aae9.jpg](/listings/photos/173058803/1329013) - 1422784-14-69aab8ec4aae9.jpg - ![1422784-15-69aab92a6254f.jpg](/listings/photos/173058803/1329014) - 1422784-15-69aab92a6254f.jpg - ![1422784-1-69aab83be2140.jpg](/listings/photos/173058803/1329015) - 1422784-1-69aab83be2140.jpg - ![1422784-2-69aab84893a0a.jpg](/listings/photos/173058803/1329016) - 1422784-2-69aab84893a0a.jpg - ![1422784-3-69aab8577320d.jpg](/listings/photos/173058803/1329018) - 1422784-3-69aab8577320d.jpg - ![1422784-7-69aab8b128d4f.jpg](/listings/photos/173058803/1329019) - 1422784-7-69aab8b128d4f.jpg - ![1422784-6-69aab88b668f0.jpg](/listings/photos/173058803/1329020) - 1422784-6-69aab88b668f0.jpg - ![1422784-5-69aab87ab9dcc.jpg](/listings/photos/173058803/1329021) - 1422784-5-69aab87ab9dcc.jpg - ![1422784-4-69aab862ca156.jpg](/listings/photos/173058803/1329023) - 1422784-4-69aab862ca156.jpg - ![1422784-16-69aab934d9178.jpg](/listings/photos/173058803/1329024) - 1422784-16-69aab934d9178.jpg - ![1422784-18-69aab940c0573.jpg](/listings/photos/173058803/1329025) - 1422784-18-69aab940c0573.jpg - ![1422784-19-69aab94843b0d.jpg](/listings/photos/173058803/1329026) - 1422784-19-69aab94843b0d.jpg - ![1422784-20-69aab9502e5d4.jpg](/listings/photos/173058803/1329027) - 1422784-20-69aab9502e5d4.jpg - ![1422784-23-69aab964bb224.jpg](/listings/photos/173058803/1329028) - 1422784-23-69aab964bb224.jpg ## Floorplans - ![fp.jpg](/listings/photos/173058803/1329029) - fp.jpg ## EPC Graphs - ![EE Rating](/listings/photos/173058803/1329030) - EE Rating ## 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] KINGSTON HOUSE, 56A FLAT 2 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 13/03/2025 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 6 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £275,000 | 13/12/2024 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 20 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £270,000 | 19/07/2024 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £280,000 | 09/02/2024 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 10 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £137,500 | 29/09/2023 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 14 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £265,000 | 17/07/2023 | Flat | | 40 EASTBROOK ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PB | £180,000 | 18/03/2022 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 5 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £250,000 | 13/12/2021 | Flat | | WYCK COURT FLAT 22 ST AUBYNS ROAD, FISHERSGATE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PW | £165,000 | 26/11/2021 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 3 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £250,000 | 29/09/2021 | Flat | | [Same street] KINGSTON HOUSE, 56A FLAT 1 GARDNER ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1AR | £240,000 | 27/08/2021 | Flat | | 5 LAYLANDS ROAD, PORTSLADE, BRIGHTON, ADUR, WEST SUSSEX, BN41 1PP | £194,000 | 18/08/2021 | Flat | | 29 LOWER FLAT SHELLDALE ROAD, PORTSLADE, BRIGHTON, BRIGHTON AND HOVE, BN41 1LE | £242,500 | 16/08/2021 | Flat | **Street average:** £249,722 (9 sales) **Area average:** £195,375 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £240,167 (9 Flat, BN41, 2024–2026) - **Deviation:** +18.7% ## Rental Range *ONS Price Index of Private Rents (Adur). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,245/mo - **Realistic:** £1,383/mo - **Optimistic:** £1,521/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 Flat, St. Andrews Road, BN41 | £1,500/mo | 2 | 0.43 miles | OpenRent | **Average rent: £1,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.53% (weak for cashflow) - **Max investor price (0.8%):** £187,500 - **Target investor price (1%):** £150,000 *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 £1,500/mo).* - **Gross yield:** 6.3% - **Cost-to-rent:** 15.8× - **Monthly cashflow:** £203/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.9% *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:** -0.4% - **10y growth:** 10.3% ## House Price Index (HM Land Registry) *Official index for Adur; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -6.7% - **5y growth (index):** -4% - **10y growth (index):** 8% ## 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)