# 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 |
| Last sold | £184,950 Jun 2014 |

## 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.

## 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 |
| ST AUGUSTINES, 14 FLAT 3 THE LEES, BRIGHTON, BRIGHTON AND HOVE, BN2 5YW | £350,000 | 21/11/2025 | Flat |
| 13 FLAT 8 LEWES CRESCENT, BRIGHTON, BRIGHTON AND HOVE, BN2 1FH | £180,000 | 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:** £272,142 (108 Flat, BN2, 2024–2026)
- **Deviation:** -32%

## 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).*

## Capital growth trend

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

- **5y growth:** -14.9%
- **10y growth:** 2.2%

## 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)