Model valuation£417,0008 Busby Close
Local market context
23 Graham Avenue, Brighton, BN1 8HA
1 planning record
Estimated value
£643,000
- Since the 2012 sale (£440,000)+46%
- Against BN1 8HA's recent median (£792,000)-19%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
105 m²
1130 sq ft
Energy rating
D
Score 62
Council tax
Band E
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
£643,000
- Against its 2012 sale (£440,000)+46%
- Against BN1 8HA's recent median (£792,000)-19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Graham Avenue is modelled from its 105 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN1 8HA. 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
105 m² from the EPC lodged in April 2012
Sales of this home
1 sale recorded, the latest in 2012
Recent sales in BN1 8HA
5 sales, median £792,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 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 Graham Avenue valuation sits well clear of the typical sold price in this postcode.
Sales timeline
9 September 2012Most recent
£440,000
Median price across the last 5 sales in BN1 8HA: £792,000 (2025–2022).
Nearby sales in BN1 8HA
What this page doesn't show
1 potential issue has already been flagged for 23 Graham Avenue, Brighton, BN1 8HA. The detail, evidence and what to ask about it are in the Risks 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 Graham Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Graham Avenue is a three-bedroom semi-detached house in Brighton (BN1 8HA). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (April 2012) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in May 2009 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Poor to Good, window efficiency went from Poor to Average and hot-water efficiency went from Average to Good; while lighting dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from April 2012, so improvements made since then won't be reflected.
At 105 m² it sits well below the postcode median (152 m² across 13 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £643,000 is 46.1% above the 2012 sale price. On a £-per-square-foot basis, the last sale (£389/sq ft) was about 23.2% above the typical sold price in the postcode. 14 years since the last transfer (September 2012). One planning record on file: an extension refused in 2013.
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
- Bedrooms3
- Open-plan layoutYes
- Dining roomYes
- CloakroomYes
Outside
- Private gardenRear
- GarageYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 23 Graham Avenue
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
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 23 Apr 2022
Current Certificate(1 of 2)
Apr 2012
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 23 April 2022
Property Improvements
Changes detected from historical EPC data
Apr 2012from May 2009
EPC improved fromE42toD62
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 23 Graham Avenue, Brighton, BN1 8HA, sourced from the PlanIt planning register.
1 application on record at 23 Graham Avenue, Brighton, BN1 8HA
1decisions1extensions5documents5nearby
- Feb 2013ExtensionFullOutcome in report
Extension: Part single, part two storey
Erection of single storey rear extension and first floor side extension.
- Documents
- 5 docs on file
- Reference
- BH2013/00019
Unlock 23 Graham Avenue, Brighton, BN1 8HA'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 5 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Graham Avenue homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
23 Graham Avenue outperforms the street on co₂ emissions by a wide margin.
Price per m²
£4,190
Street avg £4,436
Floor Area
105 m²
Street avg 152 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
4.3 t/year
Street avg 6.4 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.
Crime
1110/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Graham Avenue — bus stop.
Closest school
0.5 km
Patcham Infant School. 27 schools nearby.
Nearest schools
- Patcham Infant SchoolPrimary532m
- Varndean College16 plus621m
- Patcham High SchoolSecondary662m
- Patcham Junior SchoolPrimary817m
Nearest stops
- Graham AvenueBus stop134m
- Greenfield CrescentBus stop282m
- PatchdeanBus stop360m
- Braybon Avenue topBus stop366m
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 8HA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.6dB
Night-time· 23:00 – 07:00
42.3dB
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
Early 20th centurySemi-Detached HouseEPC 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 £895 · Includes VAT
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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 Graham Avenue is modelled from its 105 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN1 8HA. 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 23 Graham Avenue. 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 Graham Avenue was lodged in April 2012 at band D and expired in April 2022, 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. 1 application is matched to 23 Graham Avenue. 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 27 schools and 30 stops listed are measured in a straight line from BN1 8HA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23 Graham Avenue 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 23 Graham Avenue, Brighton, BN1 8HA. Each answer is also embedded as structured data for search engines.
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- Every home in BN1 8HASold prices, values and energy ratings for the postcode
- BN 1 property marketPrices, postcodes, schools and transport across the district
- 23 Graham Avenue, Brighton valuationHow the estimate is built and what moves it
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