# 3 bedroom detached house for sale (BN8 5NE)

## Property Details

| Key | Value |
|-----|-------|
| Address | THE BARN, BROYLE GATE FARM, LEWES ROAD, LEWES, RINGMER, EAST SUSSEX BN8 5NE |
| Price | £525,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: before 1900 |
| Floor area | 242 m² |
| Last sold | £1,213,000 Apr 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 09/02/2035
- **Current heating cost:** £3,063/year
- **Est. upgrade cost to C:** £23,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- D (£80 - £120)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9609-3046-4202-5115-8204)

## Description

The Harlington is a beautifully designed three-bedroom detached home, finished to an exceptional standard throughout. This home boasts a contemporary kitchen fitted with fully integrated Bosch and Siemens appliances, offering both style and functionality.

The principal bedroom benefits from an en-suite and a sleek built-in wardrobe, providing ample storage while maintaining a clean, modern aesthetic. Outside, the home is complemented by a timber-framed carport and additional driveway parking, ensuring convenience for homeowners and guests alike.

Combining high-specification finishes with thoughtful design, The Harlington offers comfortable and stylish living in a desirable setting.

Disclaimer: The images provided are for illustrative and representational purposes only and may vary depending on plots.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/88344816/618407) - Floorplan 1
- ![Floorplan 2](/listings/photos/88344816/618409) - Floorplan 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BROYLE GATE FARM THE BARN LEWES ROAD, RINGMER, LEWES, EAST SUSSEX, BN8 5NE | £1,213,000 | 15/04/2025 | Detached |
| BROYLE GATE FARM THE BARN LEWES ROAD, RINGMER, LEWES, EAST SUSSEX, BN8 5NE | £660,000 | 04/08/2011 | Detached |
| BROYLE GATE FARM THE BARN LEWES ROAD, RINGMER, LEWES, EAST SUSSEX, BN8 5NE | £314,000 | 04/08/1999 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| LOWER BARN FARMHOUSE LEWES ROAD, RINGMER, LEWES, EAST SUSSEX, BN8 5NB | £920,000 | 17/06/2022 | Detached |
| THE MEARNS BISHOPS LANE, RINGMER, LEWES, EAST SUSSEX, BN8 5LB | £537,500 | 28/09/2021 | Detached |
| GLYNDE FIELD HARRISONS LANE, RINGMER, LEWES, EAST SUSSEX, BN8 5LL | £650,000 | 31/08/2021 | Detached |

**Area average:** £702,500 (3 sales)

## Price vs local average

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

- **Local average:** £863,977 (22 Detached, BN8, 2024–2026)
- **Deviation:** -39.2%

## Rental Range

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

- **Low:** £1,190/mo
- **Realistic:** £1,322/mo
- **Optimistic:** £1,454/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Brighton and Hove (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,446/mo

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £165,250
- **Target investor price (1%):** £132,200

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,169/m²

## Capital growth trend

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

- **5y growth:** 42.7%
- **10y growth:** 40.1%

## House Price Index (HM Land Registry)

*Official index for Lewes; Detached series; as of March 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 10.1%
- **10y growth (index):** 21.6%

## 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)