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21 Highbank, Brighton, BN1 5GB

EPC BSolar panels1 planning record

Estimated value

£616,000

  • Since the 2017 sale (£475,000)+30%
  • Against BN1 5GB's recent median (£486,000)+27%

Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Floor area
112 m²
1206 sq ft
Energy rating
B
Score 84
Council tax
Band E
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Valuation

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

£616,000

  • Against its 2017 sale (£475,000)+30%
  • Against BN1 5GB's recent median (£486,000)+27%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Highbank is modelled from its 112 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BN1 5GB. 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

    112 m² from the EPC lodged in June 2013

  • Sales of this home

    2 sales recorded, the latest in 2017

  • Recent sales in BN1 5GB

    5 sales, median £486,000 (2026–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

21 Highbank valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 25 May 2017Most recent

    £475,000

    +21.8%over 3 years

  2. 15 July 2013

    £389,950

Median price across the last 5 sales in BN1 5GB: £486,000 (2026–2021).

Risks

What this page doesn't show

2 potential issues have already been flagged for 21 Highbank, Brighton, BN1 5GB. 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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Overview

About 21 Highbank

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

21 Highbank is a four-bedroom detached house in Brighton (BN1 5GB). It has a recorded floor area of 112 m² (around 1206 sq ft) and council tax band E. The latest certificate (June 2013) returns a B (score 84), comfortably above the UK average. The latest certificate is from June 2013, so improvements made since then won't be reflected. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a basement.

On energy efficiency it sits in the top 10% of properties in this postcode. Across 2013–2017, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £616,000 is 29.7% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£394/sq ft) was about 61.8% above the typical sold price in the postcode. 9 years since the last transfer (May 2017). One planning record on file: an extension refused in 2016.

Specifications

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

  • Bedrooms4
  • CloakroomYes
  • EnsuiteYes
  • StudyYes
  • BasementYes

Outside

  • Private gardenYes
  • ParkingOff road

Building

  • Heating systemGas
  • Solar panelsYes
  • RefurbishedYes
Before you decide

Everything you need to know about 21 Highbank

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

21 Highbank ranks among the most efficient homes in the postcode for energy use.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 12 Jun 2023

Current Certificate
Jun 2013

EPC Rating

A
B
B84
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.7 t/year
Occupancy
—

Certificate validity

Expired on 12 June 2023

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 21 Highbank, Brighton, BN1 5GB, sourced from the PlanIt planning register.

1 application on record at 21 Highbank, Brighton, BN1 5GB

1decisions1extensions7documents8nearby
  1. Dec 2016
    ExtensionFull
    Outcome in report

    Extension: Single storey · Side of property

    Erection of single story side extension.

    Documents
    7 docs on file
    Reference
    BH2016/05336
    Full record in report

Unlock 21 Highbank, Brighton, BN1 5GB'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 7 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Highbank homes

Four headline reads against 35 similar houses on this street, drawn from the latest EPC and Land Registry data.

CO₂ Emissions for 21 Highbank runs comfortably ahead of the street norm.

Price per m²

£4,241

Street avg £3,532

Strongly above

Floor Area

112 m²

Street avg 119 m²

On par

CO₂ Emissions

1.7 t/year

Street avg 4.6 t/year

Strongly above

Years Held

9 years

Street avg 10 years

On par
Area

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.
Full Brighton report

Crime

1110/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Bramble Rise — bus stop.

Closest school

0.1 km

Westdene Primary School. 21 schools nearby.

Nearest schools

  • Westdene Primary SchoolPrimary128m
  • Patcham Infant SchoolPrimary987m
  • Patcham High SchoolSecondary1.2km
  • Patcham Junior SchoolPrimary1.3km

Nearest stops

  • Bramble RiseBus stop76m
  • Top of Copse HillBus stop188m
  • Mill RiseBus stop302m
  • Copse HillBus stop397m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around BN1 5GB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for BN1 5GB

Daytime· 07:00 – 23:00

51.1dB

Low
Night-time road noise heatmap for BN1 5GB

Night-time· 23:00 – 07:00

41.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Detached HouseEPC B

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 £895 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£758k

1 Compton Road

BN1 5AL

4 bed2 bath
£834k

1 Colebrook Road

BN1 5JH

4 bed1 bath
£911k

1 Exeter Street

BN1 5PG

4 bed
£932k

1 Colebrook Cottages, Colebrook Road

BN1 5JH

4 bed2 bath
£537k

1 Bramble Rise

BN1 5GE

3 bed
£733k

1 Brigden Street

BN1 5DP

3 bed1 bath
£751k

1 Dene Vale

BN1 5ED

3 bed3 bath
£482k

1 Fairview Rise

BN1 5GL

3 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 21 Highbank is modelled from its 112 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BN1 5GB. 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. 2 sales are recorded for 21 Highbank. 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 21 Highbank was lodged in June 2013 at band B and expired in June 2023, so a new one is needed to sell or let. 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 21 Highbank. 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 21 schools and 30 stops listed are measured in a straight line from BN1 5GB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
21 Highbank is in council tax band E. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Highbank, Brighton, BN1 5GB. Each answer is also embedded as structured data for search engines.

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