Model valuation£417,0008 Busby Close
Local market context
23 Hillside Way, Withdean, Brighton, BN1 5FE
1 planning record
Estimated value
£752,000
- Against BN1 5FE's recent median (£840,000)-10%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
129 m²
1389 sq ft
Energy rating
D
Score 62
Council tax
Band F
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
£752,000
- Against BN1 5FE's recent median (£840,000)-10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Hillside Way is modelled from its 129 m² EPC floor area, the absence of a 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
129 m² from the EPC lodged in February 2025
Sales of this home
No sale recorded since 1995
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.
23 Hillside Way has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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 23 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
One time fee only - money back guarantee
About 23 Hillside Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Hillside Way is a detached house in Withdean, Brighton, Brighton (BN1 5FE). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (February 2025) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79).
One planning record on file: tree works approved in 2014. Past consents include tree works, meaningful when judging how the property has evolved. At 129 m² it's 21.3% smaller than the typical home in the postcode (164 m² median across 13 EPCs).
Before you decide
Everything you need to know about 23 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.
Current Certificate
Feb 2025EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 February 2035
Planning history
Applications and permits filed against 23 Hillside Way, Withdean, Brighton, BN1 5FE, sourced from the PlanIt planning register.
1 application on record at 23 Hillside Way, Withdean, Brighton, BN1 5FE
1decisions8nearby
- Jul 2014Tree WorksTreesOutcome in report
1no Fraxinus excelsior at bottom of garden - pollard, leaving a bole approx. 20ft. high.
- Reference
- BH2014/02278
Unlock 23 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
- What the pattern means for extending or converting here
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Versus other Hillside Way homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 23 Hillside Way lags the street by a wide margin.
EPC Rating
62 (D)
Street avg 67 (D)
Floor Area
129 m²
Street avg 157 m²
CO₂ Emissions
5.8 t/year
Street avg 5.4 t/year
Habitable Rooms
5 rooms
Street avg 6 rooms
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
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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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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 23 Hillside Way is modelled from its 129 m² EPC floor area, the absence of a 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. No sale is recorded for 23 Hillside Way, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 23 Hillside Way was lodged in February 2025 at band D and is valid until February 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 23 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
- 23 Hillside Way is in council tax band F. 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 23 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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- 23 Hillside Way, Withdean, Brighton valuationHow the estimate is built and what moves it
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