Charm Cottage, Braypool Lane, Patcham, Brighton, BN1 8ZH

Charm Cottage is a six-bedroom detached house in Patcham, Brighton, Brighton (BN1 8ZH). It has a recorded floor area of 273 m² (around 2939 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (April 2025) returns an A (score 98), the top energy band on the EPC scale. When first surveyed in March 2009 the rating was E, the property has climbed 4 bands since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Poor to Average and lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average. Main heating runs on electricity. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a self-contained annexe.

At 273 m² the property is well over the postcode median (198 m² across 12 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 1995–2022, sale prices on this property compounded at 9.3% per year. Today's modelled estimate of £1,240,000 sits 119.5% above the 2022 sale of £565,000. On a £-per-square-foot basis, the last sale (£192/sq ft) was about 21.6% below the postcode norm. 9 planning records sit against the property, 7 approved, 2 refused. Past consents include an annexe, an extension and partial demolition, meaningful when judging how the property has evolved. Sold April 2022 for £565,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.