# 2 bedroom apartment for sale (BN23 5BG) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 25, 12 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX BN23 5BG | | Price | £280,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | TBC | | Construction age | England and Wales: 1996-2002 | | Floor area | 80 m² | | Last sold | £270,000 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 03/05/2028 - **Current heating cost:** £425/year - **Est. upgrade cost to C:** £2,170 ### Recommendations - E (£15) - L2 (£1,200 - £1,800) - Y (£585 - £725) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8605-9345-0929-9906-4583) ## Description Stunning Top Floor Beachfront Apartment with Panoramic Sea Views – Offered with No Onward Chain! A rare opportunity to acquire a top (4th) floor beachfront apartment in the prestigious North Harbour, offered chain free with uninterrupted panoramic sea views. This superb apartment forms part of a secure gated development with lift access to all floors and a tandem double garage. Ideal as a coastal retreat, permanent home, or investment, the property combines spacious, light-filled accommodation with a sun balcony overlooking the sea, delivering a lifestyle of tranquillity and convenience. KEY FEATURES Stunning uninterrupted panoramic sea views from the lounge, bedrooms, and sun balcony Two double bedrooms, principal with en-suite and balcony access Lounge/Dining Room with turreted layout, creating a versatile space for dining or office area Sun balcony spanning the width of the apartment, perfect for relaxing or entertaining Fitted kitchen with integrated appliances and breakfast bar, seamlessly connecting to the living space Jack & Jill bathroom connecting the second bedroom Double tandem garage with power and secure internal access Gated development with lift to all floors and visitor parking Chain free sale for immediate purchase Leasehold tenure with approximately 102 years remaining EPC Rating: D | Council Tax Band: E Situated within a highly desirable coastal development, this top floor apartment offers a rare combination of spectacular sea views, generous living space, and secure parking. With two double bedrooms, dual bathrooms, a sun balcony, and lift access, it is perfectly suited for those seeking a stylish seafront home or a high-quality investment property. Early viewing is highly recommended to fully appreciate the outstanding location and features on offer. Viewing is highly recommended to fully appreciate the size and potential of this property. Buyer Process: Our customers use British Homebuyers to either purchase or assist in selling properties quickly and reliably. Therefore any new applicants to purchase are subject to vetting to ensure they meet strict criteria. Exclusivity Fee: You can secure the purchase today by paying an exclusivity fee of £2,000 which gives you the rights to purchase within a given timeframe. The exclusivity fee is returned to you upon successful completion of the property. A processing fee of £200 is required in order to draw up an exclusive legally binding contract between the buyer and seller. This gives the buyer exclusive rights to purchase within a pre-agreed timeframe. Paying this fee ensures that the seller takes their property off the market and reserves it exclusively for you, therefore eliminating the risk of gazumping and aborted costs. **Disclaimer** The particulars are set out as a general outline only for the guidance of intended purchasers and do not constitute, any part of a contract. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any of the services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves of this prior to purchasing. The photograph(s) depict only certain parts of the property. It should not be assumed that any contents/furniture etc. photographed are included in the sale. It should not be assumed that the property remains as displayed in the photograph(s). No assumption should be made with regard to parts of the property that have not been photographed. Any areas, measurements, aspects or distances referred to are given as a GUIDE ONLY and are NOT precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries. Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further inquiries to ensure that our descriptions are likely to match any expectations you may have. ## Property Photos - ![Picture No. 13](/listings/photos/169465358/1524311) - Picture No. 13 - ![Picture No. 08](/listings/photos/169465358/1524312) - Picture No. 08 - ![Picture No. 07](/listings/photos/169465358/1524313) - Picture No. 07 - ![Picture No. 05](/listings/photos/169465358/1524314) - Picture No. 05 - ![Picture No. 06](/listings/photos/169465358/1524315) - Picture No. 06 - ![Picture No. 16](/listings/photos/169465358/1524316) - Picture No. 16 - ![Picture No. 17](/listings/photos/169465358/1524317) - Picture No. 17 - ![Picture No. 11](/listings/photos/169465358/1524318) - Picture No. 11 - ![Picture No. 03](/listings/photos/169465358/1524319) - Picture No. 03 - ![Picture No. 09](/listings/photos/169465358/1524320) - Picture No. 09 - ![Picture No. 10](/listings/photos/169465358/1524321) - Picture No. 10 - ![Picture No. 12](/listings/photos/169465358/1524322) - Picture No. 12 - ![Picture No. 15](/listings/photos/169465358/1524323) - Picture No. 15 - ![Picture No. 14](/listings/photos/169465358/1524324) - Picture No. 14 - ![Picture No. 04](/listings/photos/169465358/1524325) - Picture No. 04 ## Floorplans - ![Floorplan](/listings/photos/169465358/1524326) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/169465358/1524327) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 FLAT 25 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £270,000 | 16/04/2026 | Flat | | 12 FLAT 25 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £295,000 | 21/01/2019 | 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 | |---------|-------|------|------| | 126 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AY | £195,000 | 22/01/2026 | Flat | | 45 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AX | £320,000 | 09/01/2026 | Flat | | 12 CHRISTCHURCH PLACE, EASTBOURNE, EAST SUSSEX, BN23 5AP | £337,500 | 19/12/2025 | Flat | | 12 SILVER STRAND EAST, EASTBOURNE, EAST SUSSEX, BN23 5NN | £300,000 | 10/12/2025 | Flat | | [Same street] 14 FLAT 3 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £125,000 | 01/12/2025 | Flat | | [Same street] 16 FLAT 24 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £262,500 | 28/11/2025 | Flat | | 118 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AY | £217,500 | 28/11/2025 | Flat | | 134 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AY | £235,000 | 07/11/2025 | Flat | | 11 SILVER STRAND EAST, EASTBOURNE, EAST SUSSEX, BN23 5NN | £345,000 | 24/10/2025 | Flat | | [Same street] 14 FLAT 9 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £235,000 | 23/09/2025 | Flat | | 29 FLAT 22 EUGENE WAY, EASTBOURNE, EAST SUSSEX, BN23 5BH | £275,000 | 18/07/2025 | Flat | | PACIFIC HEIGHTS SOUTH, 16 FLAT 51 GOLDEN GATE WAY, EASTBOURNE, EAST SUSSEX, BN23 5PU | £585,000 | 27/06/2025 | Flat | | 33A LONG BEACH VIEW, EASTBOURNE, EAST SUSSEX, BN23 5NA | £255,000 | 21/12/2023 | Flat | | [Same street] 12 FLAT 17 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £300,000 | 15/12/2023 | Flat | | PACIFIC HEIGHTS NORTH, 17 FLAT 5 GOLDEN GATE WAY, EASTBOURNE, EAST SUSSEX, BN23 5PT | £167,000 | 06/11/2023 | Flat | | [Same street] 16 FLAT 2 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £315,000 | 19/10/2023 | Flat | | CHATHAM COURT, 28 FLAT 4 CHATHAM GREEN, EASTBOURNE, EAST SUSSEX, BN23 5PY | £315,000 | 09/06/2023 | Flat | | [Same street] 12 FLAT 31 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £315,000 | 31/05/2023 | Flat | | [Same street] 12 FLAT 1 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £310,000 | 25/01/2023 | Flat | | 107 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AX | £310,000 | 19/12/2022 | Flat | | [Same street] 12 FLAT 4 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £325,000 | 15/12/2022 | Flat | | 83B LONG BEACH VIEW, EASTBOURNE, EAST SUSSEX, BN23 5NB | £210,000 | 10/11/2022 | Flat | | 4 CHRISTCHURCH PLACE, EASTBOURNE, EAST SUSSEX, BN23 5AP | £220,000 | 31/10/2022 | Flat | | 2 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AY | £255,000 | 31/10/2022 | Flat | | 18 CHRISTCHURCH PLACE, EASTBOURNE, EAST SUSSEX, BN23 5AP | £329,950 | 31/10/2022 | Flat | | 70 CAROLINE WAY, EASTBOURNE, EAST SUSSEX, BN23 5AY | £320,000 | 24/10/2022 | Flat | | 55 LONG BEACH VIEW, EASTBOURNE, EAST SUSSEX, BN23 5NB | £275,000 | 21/10/2022 | Flat | | [Same street] 16 FLAT 6 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £305,000 | 06/10/2022 | Flat | | [Same street] 16 FLAT 8 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £325,000 | 05/10/2022 | Flat | | PACIFIC HEIGHTS NORTH, 17 FLAT 28 GOLDEN GATE WAY, EASTBOURNE, EAST SUSSEX, BN23 5PT | £250,000 | 23/09/2022 | Flat | | [Same street] 14 FLAT 10 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £300,000 | 24/05/2022 | Flat | | [Same street] 12 FLAT 8 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £322,500 | 18/03/2022 | Flat | | [Same street] 15 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £425,000 | 16/03/2022 | Semi-detached | | [Same street] 12 FLAT 32 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £275,000 | 30/11/2021 | Flat | | [Same street] 16 FLAT 12 SAN DIEGO WAY, EASTBOURNE, EAST SUSSEX, BN23 5BG | £295,000 | 24/09/2021 | Flat | **Street average:** £295,667 (15 sales) **Area average:** £285,848 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £237,511 (40 Flat, BN23, 2024–2026) - **Deviation:** +17.9% ## Rental Range *ONS Price Index of Private Rents (Eastbourne). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,048/mo - **Realistic:** £1,164/mo - **Optimistic:** £1,280/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Eastbourne (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £898/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, Val Prinseps Road, BN24 | £950/mo | 2 | 0.93 miles | OpenRent | **Average rent: £950/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £118,750 - **Target investor price (1%):** £95,000 *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 £950/mo).* - **Gross yield:** 4.1% - **Cost-to-rent:** 24.6× - **Monthly cashflow:** £-273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4% *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:** £3,500/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 3.7% - **10y growth:** 24.8% ## House Price Index (HM Land Registry) *Official index for Eastbourne; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -6% - **5y growth (index):** -2.8% - **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)