Model valuation£417,0008 Busby Close
Local market context
25 Hillcrest, Brighton, BN1 5FP
Estimated value
£438,000
- Since the 2011 sale (£264,500)+66%
- Against BN1 5FP's recent median (£535,000)-18%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Floor area
70 m²
753 sq ft
Energy rating
D
Score 64
Council tax
Band D
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
£438,000
- Against its 2011 sale (£264,500)+66%
- Against BN1 5FP's recent median (£535,000)-18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Hillcrest is modelled from its 70 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN1 5FP. 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
70 m² from the EPC lodged in November 2014
Sales of this home
1 sale recorded, the latest in 2011
Recent sales in BN1 5FP
5 sales, median £535,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
25 Hillcrest valuation sits well clear of the typical sold price in this postcode.
Sales timeline
30 June 2011Most recent
£264,500
Median price across the last 5 sales in BN1 5FP: £535,000 (2025–2018).
What this page doesn't show
2 potential issues have already been flagged for 25 Hillcrest, Brighton, BN1 5FP. 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 25 Hillcrest
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Hillcrest is a two-bedroom semi-detached house in Brighton (BN1 5FP). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (November 2014) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2011. Between certificates, wall efficiency went from Poor to Good and lighting went from Poor to Average; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from November 2014, so improvements made since then won't be reflected.
Held since June 2011 — that's 15 years off the open market, well above the local norm. Today's modelled estimate of £438,000 sits 65.6% above the 2011 sale of £264,500. At 70 m² it's 22.2% smaller than the typical home in the postcode (90 m² median across 14 EPCs).
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
- Bedrooms2
Before you decide
Everything you need to know about 25 Hillcrest
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Nov 2024
Current Certificate(1 of 2)
Nov 2014
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 27 November 2024
Property Improvements
Changes detected from historical EPC data
Nov 2014from Mar 2011
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Very GoodGood
Hot water efficiency decreased
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Planning history
Applications and permits filed against 25 Hillcrest, Brighton, BN1 5FP, sourced from the PlanIt planning register.
25 Hillcrest has no planning applications on record.
8
But the area is active
8 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Hillcrest homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 25 Hillcrest stands well clear of the street.
Price per m²
£3,779
Street avg £4,058
Floor Area
70 m²
Street avg 98 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
2.8 t/year
Street avg 4.1 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
0.2 km
Valley Close — bus stop.
Closest school
0.3 km
Westdene Primary School. 24 schools nearby.
Nearest schools
- Westdene Primary SchoolPrimary258m
- Patcham Infant SchoolPrimary1.2km
- Patcham High SchoolSecondary1.4km
- St Bernadette's Catholic Primary SchoolPrimary1.5km
Nearest stops
- Valley CloseBus stop236m
- Hillside WayBus stop275m
- Bottom of Valley DriveBus stop387m
- Top of Copse HillBus stop404m
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 5FP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.5dB
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
Mid 20th centurySemi-Detached BungalowEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £695 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£550k
1 Copse Hill
BN1 5GA
2 bed
£347k
1 Buxton Road
BN1 5DE
2 bed
£300k
1 Beeding Court, 103 Mill Rise
BN1 5GJ
2 bed1 bath
£475k
1 Fernwood Rise
BN1 5ER
3 bed
£482k
1 Fairview Rise
BN1 5GL
3 bed
£193k
1 Elm Court, Dyke Road
BN1 5AW
2 bed1 bath
£537k
1 Bramble Rise
BN1 5GE
3 bed
£272k
1 Bankside Court, Bankside
BN1 5GP
3 bed1 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 25 Hillcrest is modelled from its 70 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN1 5FP. 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 25 Hillcrest. 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 25 Hillcrest was lodged in November 2014 at band D and expired in November 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 25 Hillcrest. 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 24 schools and 30 stops listed are measured in a straight line from BN1 5FP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Hillcrest is in council tax band D. 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 25 Hillcrest, Brighton, BN1 5FP. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in BN1 5FPSold prices, values and energy ratings for the postcode
- BN 1 property marketPrices, postcodes, schools and transport across the district
- 25 Hillcrest, Brighton valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales