Sold STC Semi-detached

12 BRIERS AVENUE

HASTINGS, EAST SUSSEX TN34 2NN

3 beds 1,109 sq ft Listed 30 Mar 2016 (-3720d)

£244,950

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# 3 bedroom semi-detached house for sale (TN34 2NN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 BRIERS AVENUE, HASTINGS, EAST SUSSEX TN34 2NN |
| Price | £244,950 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 103 m² |
| Last sold | £235,000 Jul 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £581/year

### Recommendations
- W2 (6,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8595-7228-3140-7842-7992)

## Description

Dining Room - 14'0 x 11'0(4.3m x 3.4m)

Study

Kitchen - 11'6 x 11'0(3.5m x 3.4m)

Downstairs WC

Bedroom 1 - 11'7 x 11'7(3.5m x 3.5m)

Bedroom 2 - 11'7 x 8'5(3.5m x 2.6m)

Bedroom 3 - 10'0 x 7'2(3.0m x 2.2m)

Bathroom

Front Garden

Rear Garden

Garage

## Property Photos

- ![Lounge/Diner](/listings/photos/41006316/610833) - Lounge/Diner
- ![Photo](/listings/photos/41006316/610835)
- ![Photo](/listings/photos/41006316/610842)
- ![Photo](/listings/photos/41006316/610846)
- ![Photo](/listings/photos/41006316/610848)
- ![Photo](/listings/photos/41006316/610853)
- ![Dining Area](/listings/photos/41006316/610858) - Dining Area
- ![Photo](/listings/photos/41006316/610860)
- ![Front](/listings/photos/41006316/610867) - Front
- ![Garage](/listings/photos/41006316/610874) - Garage
- ![Rear Garden](/listings/photos/41006316/610882) - Rear Garden
- ![New Front](/listings/photos/41006316/610895) - New Front
- ![EPC](/listings/photos/41006316/610897) - EPC

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #8936260
- **Address:** 12 Briers Avenue, HASTINGS, TN34 2NN
- **Certificate Issued:** 07/06/2016
- **Work Completed:** 20/06/2012
- **Items:** 3 window(s)

### FENSA Certificate #7462681
- **Address:** 12 Briers Avenue, HASTINGS, TN34 2NN
- **Certificate Issued:** 06/07/2010
- **Work Completed:** 14/05/2010
- **Items:** 1 window(s)

### FENSA Certificate #6979431
- **Address:** 12 Briers Avenue, HASTINGS, TN34 2NN
- **Certificate Issued:** 07/06/2016
- **Work Completed:** 03/11/2009
- **Items:** 1 door(s)

### FENSA Certificate #13778490
- **Address:** 12 Briers Avenue, HASTINGS, TN34 2NN
- **Certificate Issued:** 06/10/2019
- **Work Completed:** 25/09/2019
- **Items:** 4 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN | £235,000 | 01/07/2016 | Semi-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 |
|---------|-------|------|------|
| 129 BATTLE ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7AD | £215,000 | 07/11/2025 | Semi-detached |
| 156 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7EN | £385,000 | 11/02/2025 | Semi-detached |
| [Same street] 11 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN | £262,000 | 22/08/2024 | Semi-detached |
| [Same street] 13 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN | £270,000 | 31/05/2024 | Semi-detached |
| 47 NORMANDY ROAD, HASTINGS, EAST SUSSEX, TN34 2ND | £290,000 | 27/11/2023 | Semi-detached |
| [Same street] 28 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN | £305,000 | 23/11/2023 | Semi-detached |
| [Same street] 20 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN | £325,000 | 04/08/2023 | Semi-detached |
| 27 VALE ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 6PT | £450,000 | 31/07/2023 | Semi-detached |
| [Same street] 5 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN | £322,000 | 03/07/2023 | Semi-detached |
| 109 BATTLE ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7AD | £268,000 | 09/06/2023 | Semi-detached |
| 9 WINDSOR ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7DR | £231,000 | 26/05/2023 | Semi-detached |
| 266 ST HELENS ROAD, HASTINGS, EAST SUSSEX, TN34 2NF | £388,000 | 12/01/2023 | Semi-detached |
| 163 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7ER | £385,000 | 11/11/2022 | Semi-detached |
| 159 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7ER | £460,000 | 31/10/2022 | Semi-detached |
| 51 NORMANDY ROAD, HASTINGS, EAST SUSSEX, TN34 2ND | £317,000 | 28/10/2022 | Semi-detached |
| 190 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7EN | £460,000 | 18/10/2022 | Semi-detached |
| 27 BURRY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 6QY | £355,000 | 14/10/2022 | Semi-detached |
| 14 MADEIRA DRIVE, HASTINGS, EAST SUSSEX, TN34 2NJ | £335,000 | 12/10/2022 | Semi-detached |
| 46 NORMANDY ROAD, HASTINGS, EAST SUSSEX, TN34 2ND | £280,000 | 15/09/2022 | Semi-detached |
| 211 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7ER | £397,000 | 18/08/2022 | Semi-detached |
| 144 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7EN | £410,000 | 29/07/2022 | Semi-detached |
| 11 BRIERS GARDENS, HASTINGS, EAST SUSSEX, TN34 2NW | £320,000 | 16/06/2022 | Semi-detached |
| 65 PAYNTON ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7DZ | £310,000 | 30/05/2022 | Semi-detached |
| 64 BURRY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 6QZ | £352,000 | 18/02/2022 | Semi-detached |
| [Same street] 1 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN | £345,000 | 14/02/2022 | Semi-detached |
| 62 BURRY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 6QZ | £335,000 | 17/12/2021 | Semi-detached |

**Street average:** £304,833 (6 sales)
**Area average:** £347,150 (20 sales)

## Price vs local average

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

- **Local average:** £354,188 (24 Semi-detached, TN34, 2024–2026)
- **Deviation:** -30.8%

## Rental Range

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

- **Low:** £906/mo
- **Realistic:** £1,007/mo
- **Optimistic:** £1,108/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,097/mo

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £125,875
- **Target investor price (1%):** £100,700

*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:** £2,378/m²

## Capital growth trend

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

- **5y growth:** 6.1%
- **10y growth:** 29.5%

## House Price Index (HM Land Registry)

*Official index for Hastings; Semi-detached series; as of March 2026.*

- **1y growth (index):** -2.9%
- **5y growth (index):** 7.6%
- **10y growth (index):** 39.1%

## 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)

Lounge/Diner Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Dining Area Photo 8 Front Garage Rear Garden New Front EPC

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Property details

Floor area

103 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£235,000 Jul 2016

Price per m²

£2,378/m²

Local average

£354,188 (-30.8%)

Deprivation

Decile 6 (19,029 of 33,755)

Street crime

335 incidents within 1 mile (Mar 2026)

Key features

Extended semi-detached home
Three bedrooms
Garage
Off road parking

Additional details

Parking: Yes
Garden: Yes

Description

Located in this popular area with close proximity to schools for most ages and just 0.1 mile from Alexandra park and Silverhill village. this 3 bedroom semidetached home has been extended on the ground floor and benefits from garage, off road parking, 3 bedrooms, downstairs WC. lounge separate dining room, 3 bedrooms and family bathroom viewings come recommended please call Andrews on 10424 722122 to arrange a viewing.Lounge - 19'10 x 11'7(6.0m x 3.5m)
Dining Room - 14'0 x 11'0(4.3m x 3.4m)
Study
Kitchen - 11'6 x 11'0(3.5m x 3.4m)
Downstairs WC
Bedroom 1 - 11'7 x 11'7(3.5m x 3.5m)
Bedroom 2 - 11'7 x 8'5(3.5m x 2.6m)
Bedroom 3 - 10'0 x 7'2(3.0m x 2.2m)
Bathroom
Front Garden
Rear Garden
Garage

Listed by

Hastings

Andrews Estate Agents

Reference: 41006316

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 12/08/2015

Current heating cost: £581/year

Potential heating cost: £535/year

Recommendations

Floor insulation (solid floor) (6,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

This property has 4 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #8936260

Property Details

Street: 12 Briers Avenue

Town: HASTINGS

Postcode: TN34 2NN

Installation Details

Items: 3 windows

Certificate Issued: 07/06/2016

Work Completed: 20/06/2012

This certificate data was retrieved from FENSA's database

FENSA Certificate #7462681

Property Details

Street: 12 Briers Avenue

Town: HASTINGS

Postcode: TN34 2NN

Installation Details

Items: 1 window

Certificate Issued: 06/07/2010

Work Completed: 14/05/2010

This certificate data was retrieved from FENSA's database

FENSA Certificate #6979431

Property Details

Street: 12 Briers Avenue

Town: HASTINGS

Postcode: TN34 2NN

Installation Details

Items: 1 door

Certificate Issued: 07/06/2016

Work Completed: 03/11/2009

This certificate data was retrieved from FENSA's database

FENSA Certificate #13778490

Property Details

Street: 12 Briers Avenue

Town: HASTINGS

Postcode: TN34 2NN

Installation Details

Items: 4 windows and 1 door

Certificate Issued: 06/10/2019

Work Completed: 25/09/2019

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	01/07/2016 (9 years ago)	£235,000	—

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
129 BATTLE ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7AD	£215,000	07/11/2025	Semi-detached
156 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7EN	£385,000	11/02/2025	Semi-detached
Same street 11 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN	£262,000	22/08/2024	Semi-detached
Same street 13 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN	£270,000	31/05/2024	Semi-detached
47 NORMANDY ROAD, HASTINGS, EAST SUSSEX, TN34 2ND	£290,000	27/11/2023	Semi-detached
Same street 28 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN	£305,000	23/11/2023	Semi-detached
Same street 20 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN	£325,000	04/08/2023	Semi-detached
27 VALE ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 6PT	£450,000	31/07/2023	Semi-detached
Same street 5 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN	£322,000	03/07/2023	Semi-detached
109 BATTLE ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7AD	£268,000	09/06/2023	Semi-detached
9 WINDSOR ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7DR	£231,000	26/05/2023	Semi-detached
266 ST HELENS ROAD, HASTINGS, EAST SUSSEX, TN34 2NF	£388,000	12/01/2023	Semi-detached
163 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7ER	£385,000	11/11/2022	Semi-detached
159 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7ER	£460,000	31/10/2022	Semi-detached
51 NORMANDY ROAD, HASTINGS, EAST SUSSEX, TN34 2ND	£317,000	28/10/2022	Semi-detached
190 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7EN	£460,000	18/10/2022	Semi-detached
27 BURRY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 6QY	£355,000	14/10/2022	Semi-detached
14 MADEIRA DRIVE, HASTINGS, EAST SUSSEX, TN34 2NJ	£335,000	12/10/2022	Semi-detached
46 NORMANDY ROAD, HASTINGS, EAST SUSSEX, TN34 2ND	£280,000	15/09/2022	Semi-detached
211 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7ER	£397,000	18/08/2022	Semi-detached
144 SEDLESCOMBE ROAD NORTH, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7EN	£410,000	29/07/2022	Semi-detached
11 BRIERS GARDENS, HASTINGS, EAST SUSSEX, TN34 2NW	£320,000	16/06/2022	Semi-detached
65 PAYNTON ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 7DZ	£310,000	30/05/2022	Semi-detached
64 BURRY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 6QZ	£352,000	18/02/2022	Semi-detached
Same street 1 BRIERS AVENUE, HASTINGS, EAST SUSSEX, TN34 2NN	£345,000	14/02/2022	Semi-detached
62 BURRY ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN37 6QZ	£335,000	17/12/2021	Semi-detached

Street average: £304,833 (6 sales)

Area average: £347,150 (20 sales)

Capital growth trend

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

5y growth 6.1%

10y growth 29.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Hastings. Series: Semi-detached. As of March 2026.

1y (index) -2.9%

5y (index) 7.6%

10y (index) 39.1%

Rental Range

Estimated market rent for Hastings. Low = conservative, Realistic = average, Optimistic = best case.

Low £906/mo

Realistic £1,007/mo

Optimistic £1,108/mo

Based on Local Authority from postcode lookup → Hastings.

LHA (30th percentile) floor for Southend: £1,097/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN34 2NN

Nearby

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

Type	Name	Distance
Bus stop	Burry Road	0.1 miles
Shop	The Sara Lee Trust Charity Shop	0.3 miles
Shop	St Leonards Florist	0.3 miles
Train station	Unknown	0.5 miles
Hospital	St Anne's Centre & EMI Wards	1.1 miles
Train station	St Leonards Warrior Square	1.1 miles

Street-level crime

Category	Count
Violence and sexual offences	90
Shoplifting	88
Anti-social behaviour	39
Criminal damage and arson	26
Public order	20
Vehicle crime	18
Other theft	16
Drugs	10
Possession of weapons	10
Burglary	8
Other crime	7
Robbery	3
Total incidents	335

Within 1 mile during Mar 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
Silverdale Primary Academy	Primary	0.2 miles	Good — 30 Apr 2018
Ark Alexandra Academy	Secondary	0.5 miles	Requires improvement — 17 May 2024
New Horizons School (Part of the Sabden Multi Academy Trust)	Other	0.6 miles	Outstanding — 18 Sep 2014
Hollington Primary School	Primary	0.6 miles	Inadequate — 30 Sep 2022
St Paul's Church of England Academy	Primary	0.7 miles	Good — 30 Jan 2019

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.41%

Max investor price (0.8%) £125,875

Target investor price (1%) £100,700

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).