# 2 bedroom apartment for sale (BN1 2JG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14A, BEDFORD TOWERS, KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE BN1 2JG |
| Price | £500,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £525,000 Sep 2022 |

## Description

**SUMMARY**

GUIDE PRICE £500,000-£525,000. Fox & Sons are delighted to offer for sale this bright and spacious 14th floor apartment with stunning views across Brighton city centre and the seafront.

**DESCRIPTION**

The property is presented in good decorative order throughout and comprises; a dual aspect living room with access to an enclosed L-shaped balcony, a separate fitted kitchen, two double bedrooms, the master having a separate dressing room with built in wardrobes, a shower room and a family bathroom. The property further benefits from having; a separate walk in storage locker in the corridor outside the flat, passenger lifts, concierge, and a security entry system. The property has a long lease and an allocated parking space can be rented separately.

Bedford Towers is situated on Kings Road directly on the seafront within reach of excellent local shopping in Churchill Square and the Laines. Popular local schools are also close by along with Brighton Station and its commuter links to London.

**Entrance Hall** 

Lift access to 14th floor. Storage cupboards, tiled floor, and pendant lights.

**Living Room** 17' 3" x 14' 4" ( 5.26m x 4.37m )

Spacious dual aspect room, neutral carpets, pendant lighting, and sliding glass door to:

**Enclosed Balcony** 

L-shaped enclosed balcony, double glazed, tiled floor, and sea and rooftop views.

**Kitchen** 11' 10" x 7' 3" ( 3.61m x 2.21m )

East facing room, modern wall and base units, electric hob with extractor hood over, fan oven, fridge freezer, washer/dryer, dishwasher, sink with drainer and mixer tap, metro style wall tiling, tiled floor, and sea and rooftop views.

**Master Bedroom** 15' 2" x 11' 7" ( 4.62m x 3.53m )

Spacious room with walk in wardrobe, hanging rails, shelving and drawers, neutral carpets, radiator, and pendant lighting.

**Shower Room** 4' 10" Max x 5' 11" Max ( 1.47m Max x 1.80m Max )

Shower cubicle with handheld attachment, wall mounted sink, WC, wall mounted mirror, shelving, extractor fan, and tiled floors

**Bedroom Two** 11' 3" x 11' 3" ( 3.43m x 3.43m )

East facing room with double glazed windows, built in wardrobe, built in pull down bed, neutral carpets, radiator, and pendant lighting.

**Bathroom** 8' 9" x 5' 4" ( 2.67m x 1.63m )

Panelled bath with handheld shower attachment and mixer tap, pedestal sink, low level WC, wall mounted mirrored cupboard, heated towel rail, tiled walls and tiled floors.

Lease details are currently being compiled.  For further information please contact the branch.  Please note additional fees could be incurred for items such as leasehold packs.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/104821556/1031129)
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- ![Photo](/listings/photos/104821556/1031131)
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- ![Photo](/listings/photos/104821556/1031153)

## Floorplans

- ![Floorplan 1](/listings/photos/104821556/1031155) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/104821556/1031158) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BEDFORD TOWERS 14A KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £525,000 | 12/09/2022 | Flat |
| BEDFORD TOWERS 14A KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £515,000 | 08/07/2020 | 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 |
|---------|-------|------|------|
| ASTRA HOUSE FLAT 45 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL | £147,500 | 26/09/2025 | Flat |
| 6 FLAT 4 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS | £305,000 | 21/08/2025 | Flat |
| REBECCA COURT, 7 FLAT 2 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS | £425,000 | 28/03/2025 | Flat |
| [Same street] BEDFORD TOWERS 7E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £390,000 | 05/07/2024 | Flat |
| [Same street] BEDFORD TOWERS 6B KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £600,000 | 09/02/2024 | Flat |
| CAVENDISH HOUSE 11 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH | £175,000 | 30/11/2023 | Flat |
| ASTRA HOUSE FLAT 22 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £140,000 | 10/11/2023 | Flat |
| [Same street] BEDFORD TOWERS 6F KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £520,000 | 19/09/2023 | Flat |
| ASTRA HOUSE FLAT 17 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £95,000 | 18/08/2023 | Flat |
| [Same street] BEDFORD TOWERS 6E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £300,000 | 17/08/2023 | Flat |
| ASTRA HOUSE FLAT 31 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £120,000 | 10/07/2023 | Flat |
| ASTRA HOUSE FLAT 27 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £105,000 | 26/05/2023 | Flat |
| [Same street] BEDFORD TOWERS 8C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £422,500 | 08/02/2023 | Flat |
| 7 FLAT 8 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £150,000 | 08/12/2022 | Flat |
| ASTRA HOUSE FLAT 23 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HJ | £200,000 | 02/12/2022 | Flat |
| [Same street] BEDFORD TOWERS 12C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £680,000 | 30/11/2022 | Flat |
| CAVENDISH HOUSE 10 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH | £605,000 | 21/11/2022 | Flat |
| 12 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £370,000 | 15/11/2022 | Flat |
| ASTRA HOUSE FLAT 38 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2HL | £285,000 | 06/10/2022 | Flat |
| 11 FLAT 1 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £320,500 | 20/09/2022 | Flat |
| 5 - 7 FLAT 7 SILLWOOD STREET, BRIGHTON, BRIGHTON AND HOVE, BN1 2LG | £220,000 | 19/08/2022 | Flat |
| CAVENDISH HOUSE 8 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH | £190,000 | 19/07/2022 | Flat |
| 18 FLAT 2 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £250,000 | 13/07/2022 | Flat |
| 8 FLAT 7 ORIENTAL PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2LJ | £190,000 | 24/06/2022 | Flat |
| CAVENDISH HOUSE 20 KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JH | £203,000 | 31/05/2022 | Flat |
| 13 FLAT 1 CAVENDISH PLACE, BRIGHTON, BRIGHTON AND HOVE, BN1 2HS | £325,000 | 21/03/2022 | Flat |
| [Same street] BEDFORD TOWERS 15E KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £365,000 | 22/10/2021 | Flat |
| [Same street] BEDFORD TOWERS 9C KINGS ROAD, BRIGHTON, BRIGHTON AND HOVE, BN1 2JG | £603,000 | 23/07/2021 | Flat |

**Street average:** £485,063 (8 sales)
**Area average:** £241,050 (20 sales)

## Price vs local average

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

- **Local average:** £311,924 (133 Flat, BN1, 2024–2026)
- **Deviation:** +60.3%

## 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 Maisonette, Western Road, BN1 | £3,000/mo | 2 | 0.16 miles | OpenRent |
| 2 Bed Maisonette, Western Road, BN1 | £3,000/mo | 2 | 0.19 miles | OpenRent |
| [Old Shoreham Road, Brighton](http://87.117.209.195:8080/listings/5b5eab0) | £1,650/mo | 2 | 0.78 miles | Rightmove |

**Average rent: £2,550/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.9×
- **Monthly cashflow:** £706/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.8%

*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:** -10.1%
- **10y growth:** 19.1%

## 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)