Sold STC Flat

34

KEMP COURT, CHURCH PLACE, BRIGHTON, KEMP TOWN, BRIGHTON AND HOVE BN2 5JU

2 beds 603 sq ft Listed 23 Feb 2014 (-4530d)

£184,950

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# 2 bedroom flat for sale (BN2 5JU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34, KEMP COURT, CHURCH PLACE, BRIGHTON, KEMP TOWN, BRIGHTON AND HOVE BN2 5JU |
| Price | £184,950 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 56 m² |
| Last sold | £184,950 Jun 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 13/02/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £158/year
- **Est. upgrade cost to C:** £20

### Recommendations
- E (£20)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8214-7722-1240-7964-6996)

## Description

The building has wonderful communal gardens and an allocated parking space. There is also the benefit of a bus stop right outside which will take you into and out of the city centre.

The apartment itself is a little tired which reflects the price but the property still offers a wonderfully snug and homely feel. There are two bedrooms, a good size double with built in wardrobes and a very generous single as the second.

The kitchen has plenty of works pace, storage, a fitted electric oven and hob plus of course plumbing space for a washing machine.

The lounge is a nice size with plenty of room for a large sofa and other furniture, it has a Juliet balcony facing east, with full size patio doors, so you can open the room up on those hot summer days and nights. One of the many great things about purpose built properties is storage and

there are two large storage cupboards in the hallway, perfect for hiding the ironing board, hoover and other everyday items out of sight and mind.

Outside to the front and back are the communal gardens which are very well maintained and can be enjoyed at all times of the year. The building is very well run and the common ways are always in excellent condition, clean and tidy.

## Property Photos

- ![Photo 00](/listings/photos/43101640/1052185) - Photo 00
- ![Photo 01](/listings/photos/43101640/1052186) - Photo 01
- ![Photo 02](/listings/photos/43101640/1052187) - Photo 02
- ![Photo 03](/listings/photos/43101640/1052188) - Photo 03
- ![EPC](/listings/photos/43101640/1052190) - EPC

## Floorplans

- ![Floor Plan](/listings/photos/43101640/1052195) - Floor Plan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KEMP COURT 34 CHURCH PLACE, KEMP TOWN, BRIGHTON, BRIGHTON AND HOVE, BN2 5JU | £184,950 | 19/06/2014 | 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 |
|---------|-------|------|------|
| 11 FLAT D SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA | £350,000 | 28/11/2025 | Flat |
| 6A PRINCES TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 5JS | £300,000 | 28/11/2025 | Flat |
| KEMP COURT 31 CHURCH PLACE, KEMP TOWN, BRIGHTON, BRIGHTON AND HOVE, BN2 5JU | £190,000 | 24/11/2025 | Flat |
| 13 FLAT 8 LEWES CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN2 1FH | £180,000 | 21/11/2025 | Flat |
| ST AUGUSTINES, 14 FLAT 3 THE LEES, BRIGHTON, BRIGHTON AND HOVE, BN2 5YW | £350,000 | 21/11/2025 | Flat |
| 30 GROUND FLOOR FLAT BRISTOL GARDENS, BRIGHTON, BRIGHTON AND HOVE, BN2 5JR | £360,000 | 15/09/2023 | Flat |
| 18 FLAT 6 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA | £395,000 | 01/06/2023 | Flat |
| 33 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AB | £1,050,000 | 13/12/2022 | Flat |
| 38 FLAT 1 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AD | £248,000 | 08/12/2022 | Flat |
| 17 FLAT 2 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA | £395,000 | 22/11/2022 | Flat |
| 12 GROUND FLOOR FLAT ROCK STREET, BRIGHTON, BRIGHTON AND HOVE, BN2 1NF | £247,000 | 07/11/2022 | Flat |
| 11 FLAT C SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA | £550,000 | 04/11/2022 | Flat |
| 13 FLAT 9 LEWES CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN2 1FH | £455,000 | 28/10/2022 | Flat |
| 26 FLAT 8 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AB | £300,000 | 18/10/2022 | Flat |
| 18 FLAT 3 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA | £673,500 | 04/10/2022 | Flat |
| PRINCE REGENTS COURT 4 PRINCE REGENTS CLOSE, BRIGHTON, BRIGHTON AND HOVE, BN2 5JQ | £375,000 | 01/08/2022 | Flat |
| BRISTOL MANSIONS, 19 - 20 FLAT 9 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA | £607,000 | 22/07/2022 | Flat |
| 5 - 6 FLAT 5 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FJ | £410,000 | 30/06/2022 | Flat |
| 43 LOWER GROUND FLOOR FLAT 1 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 1GE | £945,000 | 27/06/2022 | Flat |
| 32 FLAT 6 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AB | £585,000 | 10/06/2022 | Flat |

**Area average:** £448,275 (20 sales)

## Price vs local average

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

- **Local average:** £273,311 (107 Flat, BN2, 2024–2026)
- **Deviation:** -32.3%

## 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 |
|------|------|------|------|------|
| 2 Bed Flat, Meadowsweet, BN2 | £1,850/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Marine Parade, BN2 | £2,150/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Marine Square, BN2 | £2,000/mo | 2 | 0.46 miles | OpenRent |
| 2 Bed Flat, Neptune Court, BN2 | £1,680/mo | 2 | 0.68 miles | OpenRent |
| 2 Bed Penthouse, Devonshire Place, BN2 | £2,250/mo | 2 | 0.87 miles | OpenRent |
| 2 Bed Semi-Detached House, Sandown Road, BN2 | £1,650/mo | 2 | 0.92 miles | OpenRent |
| 2 Bed Flat, Holcombe House High Street, BN2 | £1,950/mo | 2 | 0.93 miles | OpenRent |
| 2 Bed Flat, Windsor Lodge, BN2 | £1,995/mo | 2 | 0.93 miles | OpenRent |
| 2 Bed Flat, Brighton, BN2 | £1,950/mo | 2 | 0.93 miles | OpenRent |
| 2 Bed Flat, Cavendish Street, BN2 | £2,095/mo | 2 | 0.95 miles | OpenRent |

**Average rent: £1,957/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 1.07% (strong)
- **Max investor price (0.8%):** £246,625
- **Target investor price (1%):** £197,300

*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 £1,973/mo).*

- **Gross yield:** 12.8%
- **Cost-to-rent:** 7.8×
- **Monthly cashflow:** £1,022/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 22.9%

*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).*

## Price per Square Metre

- **£/m²:** £3,303/m²

## Capital growth trend

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

- **5y growth:** -14.9%
- **10y growth:** 3.1%

## 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)

Photo 00 Photo 01 Photo 02 Photo 03 EPC

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Property details

Tenure

LEASEHOLD

Floor area

56 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£184,950 Jun 2014

Price per m²

£3,303/m²

Local average

£273,311 (-32.3%)

Deprivation

Decile 2 (5,252 of 33,755)

Street crime

533 incidents within 1 mile (May 2026)

Key features

Two Bedroom Apartment
Second Floor Of A Purpose Built Building
Allocated Parking Space
Communal Gardens
Double Glazed
Close To the Hospital And Kemp Town
Sold With Vacant Possesion
Council Tax Band B

Additional details

Parking: Yes

Description

Kemp Court is a hugely popular purpose built building as its location is very convenient. Approximately a few minutes’ walk from the Hospital, Brighton College and of course Kemp Town village, making it attractive for lots of different market places.
The building has wonderful communal gardens and an allocated parking space. There is also the benefit of a bus stop right outside which will take you into and out of the city centre.
The apartment itself is a little tired which reflects the price but the property still offers a wonderfully snug and homely feel. There are two bedrooms, a good size double with built in wardrobes and a very generous single as the second.
The kitchen has plenty of works pace, storage, a fitted electric oven and hob plus of course plumbing space for a washing machine.
The lounge is a nice size with plenty of room for a large sofa and other furniture, it has a Juliet balcony facing east, with full size patio doors, so you can open the room up on those hot summer days and nights. One of the many great things about purpose built properties is storage and
there are two large storage cupboards in the hallway, perfect for hiding the ironing board, hoover and other everyday items out of sight and mind.
Outside to the front and back are the communal gardens which are very well maintained and can be enjoyed at all times of the year. The building is very well run and the common ways are always in excellent condition, clean and tidy.

Listed by

Kemptown

Mishon Mackay

Reference: 43101640

EPC Rating & Upgrade Cost

This certificate expired on 13/02/2024. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: B

Inspection date: 14/02/2014

Expiry date: 13/02/2024 (expired)

Current heating cost: £158/year

Potential heating cost: £163/year

Est. upgrade cost to C: £20

Recommendations

Low energy lighting for all fixed outlets (£20)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

Price history

Event	Date	Price	% change
Sold	19/06/2014 (12 years ago)	£184,950	—

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
11 FLAT D SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA	£350,000	28/11/2025	Flat
6A PRINCES TERRACE, BRIGHTON, BRIGHTON AND HOVE, BN2 5JS	£300,000	28/11/2025	Flat
KEMP COURT 31 CHURCH PLACE, KEMP TOWN, BRIGHTON, BRIGHTON AND HOVE, BN2 5JU	£190,000	24/11/2025	Flat
13 FLAT 8 LEWES CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN2 1FH	£180,000	21/11/2025	Flat
ST AUGUSTINES, 14 FLAT 3 THE LEES, BRIGHTON, BRIGHTON AND HOVE, BN2 5YW	£350,000	21/11/2025	Flat
30 GROUND FLOOR FLAT BRISTOL GARDENS, BRIGHTON, BRIGHTON AND HOVE, BN2 5JR	£360,000	15/09/2023	Flat
18 FLAT 6 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA	£395,000	01/06/2023	Flat
33 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AB	£1,050,000	13/12/2022	Flat
38 FLAT 1 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AD	£248,000	08/12/2022	Flat
17 FLAT 2 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA	£395,000	22/11/2022	Flat
12 GROUND FLOOR FLAT ROCK STREET, BRIGHTON, BRIGHTON AND HOVE, BN2 1NF	£247,000	07/11/2022	Flat
11 FLAT C SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA	£550,000	04/11/2022	Flat
13 FLAT 9 LEWES CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN2 1FH	£455,000	28/10/2022	Flat
26 FLAT 8 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AB	£300,000	18/10/2022	Flat
18 FLAT 3 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA	£673,500	04/10/2022	Flat
PRINCE REGENTS COURT 4 PRINCE REGENTS CLOSE, BRIGHTON, BRIGHTON AND HOVE, BN2 5JQ	£375,000	01/08/2022	Flat
BRISTOL MANSIONS, 19 - 20 FLAT 9 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AA	£607,000	22/07/2022	Flat
5 - 6 FLAT 5 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 1FJ	£410,000	30/06/2022	Flat
43 LOWER GROUND FLOOR FLAT 1 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 1GE	£945,000	27/06/2022	Flat
32 FLAT 6 SUSSEX SQUARE, BRIGHTON, BRIGHTON AND HOVE, BN2 5AB	£585,000	10/06/2022	Flat

Area average: £448,275 (20 sales)

Capital growth trend

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

5y growth -14.9%

10y growth 3.1%

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

1y (index) -3.1%

5y (index) -0.2%

10y (index) 15.1%

Rental Range

Estimated market rent for Brighton and Hove. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,634/mo

Realistic £1,816/mo

Optimistic £1,998/mo

Based on Local Authority from postcode lookup → Brighton and Hove.

LHA (30th percentile) floor for Brighton and Hove: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BN2 5JU

Address

Manor Road

Nearby

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

Type	Name	Distance
Bus stop	Bristol Gardens	0.0 miles
Bus stop	St Mary's Hall	0.1 miles
Shop	Crave	0.1 miles
Shop	Zen Zone	0.1 miles
Hospital	Eye Hospital	0.3 miles
Train station	Black Rock	0.3 miles
Train station	Halfway Station	0.4 miles
University	University of Brighton Phoenix Halls	1.1 miles
University	University of Brighton Moulesecoomb Campus	1.6 miles
Hospital	The Montefiore Hospital	2.1 miles

Street-level crime

Category	Count
Violence and sexual offences	186
Anti-social behaviour	132
Shoplifting	54
Public order	46
Other theft	33
Criminal damage and arson	30
Drugs	17
Vehicle crime	10
Robbery	6
Theft from the person	6
Bicycle theft	5
Other crime	4
Burglary	2
Possession of weapons	2
Total incidents	533

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
St Mark's CofE Primary School	Primary	0.1 miles	Requires improvement — 4 Dec 2022
St. John's College (Brighton)	Other	0.3 miles	— (No rating)
St John the Baptist Catholic Primary School	Primary	0.3 miles	— (Inspected (no overall grade))
Hamilton Lodge School and College for Deaf Children	Other	0.4 miles	Good — 6 Sep 2012
Brighton College Nursery, Pre-Prep and Prep School	Other	0.4 miles	— (No rating)

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, Meadowsweet, BN2	£1,850/mo	2	0.23 miles	OpenRent
2 Bed Flat, Marine Parade, BN2	£2,150/mo	2	0.29 miles	OpenRent
2 Bed Flat, Marine Square, BN2	£2,000/mo	2	0.46 miles	OpenRent
2 Bed Flat, Neptune Court, BN2	£1,680/mo	2	0.68 miles	OpenRent
2 Bed Penthouse, Devonshire Place, BN2	£2,250/mo	2	0.87 miles	OpenRent
2 Bed Semi-Detached House, Sandown Road, BN2	£1,650/mo	2	0.92 miles	OpenRent
2 Bed Flat, Holcombe House High Street, BN2	£1,950/mo	2	0.93 miles	OpenRent
2 Bed Flat, Windsor Lodge, BN2	£1,995/mo	2	0.93 miles	OpenRent
2 Bed Flat, Brighton, BN2	£1,950/mo	2	0.93 miles	OpenRent
2 Bed Flat, Cavendish Street, BN2	£2,095/mo	2	0.95 miles	OpenRent

Average rent: £1,957/mo (10 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.07%

Max investor price (0.8%) £246,625

Target investor price (1%) £197,300

Gross yield 12.8%

Cost-to-rent ratio 7.8×

Monthly cashflow £1,022/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 22.9%

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).