Model valuation£417,0008 Busby Close
Local market context
17 Hillside Way, Withdean, Brighton, BN1 5FE
Notable views1 planning record
Estimated value
£1,003,000
- Since the 1999 sale (£210,000)+378%
- Against BN1 5FE's recent median (£840,000)+19%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathrooms
3
Floor area
219 m²
2357 sq ft
Energy rating
C
Score 70
Council tax
Band G
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£1,003,000
- Against its 1999 sale (£210,000)+378%
- Against BN1 5FE's recent median (£840,000)+19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 17 Hillside Way is modelled from its 219 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN1 5FE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
219 m² from the EPC lodged in November 2025
Sales of this home
1 sale recorded, the latest in 1999
Recent sales in BN1 5FE
5 sales, median £840,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
17 Hillside Way's modelled value sits at over four times its earliest registered sale price (1999).
Sales timeline
22 April 1999Most recent
£210,000
Median price across the last 5 sales in BN1 5FE: £840,000 (2025–2021).
Nearby sales in BN1 5FE
14 Hillside Way, Withdean, Brighton, BN1 5FE
Sold Mar 2025
£940,0009 Hillside Way, Withdean, Brighton, BN1 5FE
Sold Jul 2024
£840,00010 Hillside Way, Withdean, Brighton, BN1 5FE
Sold Nov 2022
£950,0003 Hillside Way, Withdean, Brighton, BN1 5FE
Sold Feb 2022
£640,00015 Hillside Way, Withdean, Brighton, BN1 5FE
Sold Mar 2021
£765,000
What this page doesn't show
2 potential issues have already been flagged for 17 Hillside Way, Withdean, Brighton, BN1 5FE. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 17 Hillside Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
17 Hillside Way is a five-bedroom detached house in Withdean, Brighton, Brighton (BN1 5FE). It has a recorded floor area of 219 m² (around 2357 sq ft), construction records dating it to 1976-1982 and council tax band G. The latest certificate (November 2025) shows a C (score 70). When first surveyed in August 2015 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Very Poor to Very Good and lighting went from Very Poor to Good; while window efficiency dropped from Average to Poor. Other recorded features include a balcony and notable views.
It hasn't traded since April 1999, a hold of 27 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 219 m² the property is well over the postcode median (143 m² across 13 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £1,003,000 sits 377.6% above the 1999 sale of £210,000. On a £-per-square-foot basis, the last sale (£89/sq ft) was about 60.8% below the postcode norm. One planning record on file: an extension approved in 2007. Past consents include an extension, meaningful when judging how the property has evolved.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms5
- Bathrooms3
- Utility roomYes
- EnsuiteYes
Outside
- Private gardenRear
- GarageDouble
- BalconyYes
- Notable viewsYes
Before you decide
Everything you need to know about 17 Hillside Way
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
17 Hillside Way's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Nov 2025
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
6.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 November 2035
Property Improvements
Changes detected from historical EPC data
Nov 2025from Aug 2015
EPC improved fromE45toC70
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Wall Insulation
UninsulatedPartial Insulation
Wall insulation upgraded
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 17 Hillside Way, Withdean, Brighton, BN1 5FE, sourced from the PlanIt planning register.
1 application on record at 17 Hillside Way, Withdean, Brighton, BN1 5FE
1decisions1extensions8documents8nearby
- Feb 2007ExtensionFullOutcome in report
Extension: Single storey · Side of property
First floor extension over existing garage & single-storey extension to hallway.
- Documents
- 8 docs on file
- Reference
- BH2007/00113
Unlock 17 Hillside Way, Withdean, Brighton, BN1 5FE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 8 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Hillside Way homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 17 Hillside Way lags the street by a wide margin.
Price per m²
£959
Street avg £4,618
Floor Area
219 m²
Street avg 150 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
6.2 t/year
Street avg 5.3 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Brighton district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
1110/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Hillside Way — bus stop.
Closest school
0.5 km
Westdene Primary School. 29 schools nearby.
Nearest schools
- Westdene Primary SchoolPrimary535m
- St Bernadette's Catholic Primary SchoolPrimary1.4km
- Bilingual Primary School - Brighton & HovePrimary1.4km
- Patcham Infant SchoolPrimary1.4km
Nearest stops
- Hillside WayBus stop137m
- Valley CloseBus stop140m
- Hill Brow SouthBus stop283m
- Bottom of Valley DriveBus stop315m
Most reported crime locally
- Violence & Sexual Offences4,189 reports27%
- Shoplifting2,866 reports18%
- Anti-social Behaviour2,547 reports16%
- Public Order1,432 reports9%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around BN1 5FE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.2dB
Night-time· 23:00 – 07:00
39.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Colebrook Road
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1 Croft Road
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 17 Hillside Way is modelled from its 219 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN1 5FE. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 17 Hillside Way. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 17 Hillside Way was lodged in November 2025 at band C and is valid until November 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 17 Hillside Way. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 29 schools and 30 stops listed are measured in a straight line from BN1 5FE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 17 Hillside Way is in council tax band G. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 17 Hillside Way, Withdean, Brighton, BN1 5FE. Each answer is also embedded as structured data for search engines.
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- Every home in BN1 5FESold prices, values and energy ratings for the postcode
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- 17 Hillside Way, Withdean, Brighton valuationHow the estimate is built and what moves it
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