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21 Highfield Crescent, Brighton, BN1 8JD

Notable views3 sales on record2 planning records

Estimated value

£525,000

  • Since the 2020 sale (£475,000)+11%
  • Against BN1 8JD's recent median (£415,000)+27%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
80 m²
861 sq ft
Energy rating
D
Score 63
Council tax
Band D
Tenure
Owner Occupied
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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

£525,000

  • Against its 2020 sale (£475,000)+11%
  • Against BN1 8JD's recent median (£415,000)+27%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Highfield Crescent is modelled from its 80 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BN1 8JD. 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

    80 m² from the EPC lodged in August 2020

  • Sales of this home

    3 sales recorded, the latest in 2020

  • Recent sales in BN1 8JD

    5 sales, median £415,000 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull 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.

Price for 21 Highfield Crescent has grown more than fourfold since the 2001 starting point.

Sales timeline

  1. 30 November 2020Most recent

    £475,000

    +71.5%over 12 years

  2. 2 April 2008

    £277,000

    +177.0%over 7 years

  3. 9 March 2001

    £100,000

Median price across the last 5 sales in BN1 8JD: £415,000 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 21 Highfield Crescent, Brighton, BN1 8JD. 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

Overview

About 21 Highfield Crescent

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

21 Highfield Crescent is a three-bedroom semi-detached house in Brighton (BN1 8JD). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (August 2020) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. Other recorded features include notable views and outbuildings. Period features are noted in the property record.

2 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion and an extension, meaningful when judging how the property has evolved. Across 2001–2020, sale prices on this property compounded at 8.2% per year. Today's modelled estimate of £525,000 is 10.5% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£552/sq ft) was about 97.9% above the typical sold price in the postcode. Last sale on file: £475,000 in November 2020.

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

  • Bedrooms3
  • Bathrooms1
  • CloakroomYes
  • FireplaceYes

Outside

  • Private gardenRear
  • OutbuildingsYes
  • Notable viewsYes

Building

  • Central heatingYes
  • Period featuresYes
Before you decide

Everything you need to know about 21 Highfield Crescent

The true value, the hidden risks and the full sale history, in one report.

Larger 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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate
Aug 2020

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 19 August 2030

3 years remaining
Planning

Planning history

Applications and permits filed against 21 Highfield Crescent, Brighton, BN1 8JD, sourced from the PlanIt planning register.

Planning history includes both a loft conversion and an extension — the classic family-home expansion.

2 applications on record at 21 Highfield Crescent, Brighton, BN1 8JD

2decisions2extensions12documents5nearby
  1. May 2021
    ExtensionOutline
    Outcome in report

    Extension: Single storey · Rear of property

    Prior approval for the erection of a single storey rear extension, which would extend beyond the rear wall of the original house by 3.60m, for which the maximum height would be 3.50m, and for which the height of the eaves would be 2.60m.

    Documents
    4 docs on file
    Reference
    BH2021/01236
    Full record in report
  2. More recent applications — locked
  3. Loft ConversionDecision

Unlock 21 Highfield Crescent, Brighton, BN1 8JD's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 5 notable nearby
  • The 12 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Highfield Crescent homes

Four headline reads against 40 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 21 Highfield Crescent runs comfortably ahead of the street norm.

Price per m²

£5,938

Street avg £4,511

Strongly above

Floor Area

80 m²

Street avg 92 m²

On par

Habitable Rooms

5 rooms

Street avg 5 rooms

Above

CO₂ Emissions

3.7 t/year

Street avg 4.1 t/year

Above
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

Greenfield Close — bus stop.

Closest school

0.6 km

Patcham High School. 23 schools nearby.

Nearest schools

  • Patcham High SchoolSecondary631m
  • Patcham Junior SchoolPrimary724m
  • Patcham Infant SchoolPrimary776m
  • Carden Nursery and Primary SchoolPrimary803m

Nearest stops

  • Greenfield CloseBus stop145m
  • Greenfield CloseBus stop155m
  • Highfield CrescentBus stop160m
  • Greenfield Crescent middleBus stop164m

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 8JD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for BN1 8JD

Daytime· 07:00 – 23:00

50.2dB

Low
Night-time road noise heatmap for BN1 8JD

Night-time· 23:00 – 07:00

39.2dB

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 3 Building Survey

Early 20th centurySemi-Detached HouseEPC DPermanent outbuildings

Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£530k

1 Brompton Close

BN1 8QD

3 bed1 bath
£597k

1 Baranscraig Avenue

BN1 8RF

3 bed1 bath
£691k

1 Beechwood Close

BN1 8EP

3 bed1 bath
£410k

1 Carden Hill

BN1 8AA

4 bed1 bath
£801k

1 Audrey Close

BN1 8XP

4 bed
£817k

1 Braeside Avenue

BN1 8RL

4 bed3 bath
£1.3m

1 Ballards Mill Close

BN1 8AL

4 bed2 bath
£1.1m

1 Ashley Close

BN1 8YT

5 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 Highfield Crescent is modelled from its 80 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BN1 8JD. 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. 3 sales are recorded for 21 Highfield Crescent. 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 Highfield Crescent was lodged in August 2020 at band D and is valid until August 2030. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 21 Highfield Crescent. 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 23 schools and 30 stops listed are measured in a straight line from BN1 8JD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
21 Highfield Crescent 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Highfield Crescent, Brighton, BN1 8JD. Each answer is also embedded as structured data for search engines.

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