Model valuation£417,0008 Busby Close
Local market context
12a, Coombe Terrace, Brighton, BN2 4AD
2 planning records
Estimated value
£168,000
- Since the 2005 sale (£49,000)+243%
- Against BN2 4AD's recent median (£320,000)-47%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Habitable rooms
1
From EPC
Floor area
40 m²
431 sq ft
Energy rating
D
Score 61
Tenure
Private Rental
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
£168,000
- Against its 2005 sale (£49,000)+243%
- Against BN2 4AD's recent median (£320,000)-47%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12a is modelled from its 40 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BN2 4AD. 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
40 m² from the EPC lodged in March 2025
Sales of this home
2 sales recorded, the latest in 2005
Recent sales in BN2 4AD
5 sales, median £320,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
12a's estimated value is more than triple its earliest registered sale price (1999).
Sales timeline
29 September 2005Most recent
£49,000
-12.1%over 6 years29 July 1999
£55,750
Median price across the last 5 sales in BN2 4AD: £320,000 (2026–2021).
Nearby sales in BN2 4AD
What this page doesn't show
2 potential issues have already been flagged for 12a, Coombe Terrace, Brighton, BN2 4AD. 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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About 12a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12a is a mid-terrace house in Brighton (BN2 4AD). It has a recorded floor area of 40 m² (around 431 sq ft) and construction records dating it to 1900-1929. The latest certificate (March 2025) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in January 2015 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good. At 40 m² this is the 17th smallest of 45 units on EPC record in the building, where floor areas span 25–101 m². The building's EPC ratings span E to C across 45 units on file.
It hasn't traded since September 2005, a hold of 21 years that's notably long for the area. Across 1999–2005, sale prices on this property compounded at -2.1% per year. Today's modelled estimate of £168,000 sits 242.9% above the 2005 sale of £49,000. On a £-per-square-foot basis, the last sale (£114/sq ft) was about 49.2% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused.
Before you decide
Everything you need to know about 12a
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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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.
Current Certificate(1 of 2)
Mar 2025
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.5 t/year
Occupancy
Rented
Certificate validity
Valid until 10 March 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Jan 2015
EPC improved fromE50toD61
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 12a, Coombe Terrace, Brighton, BN2 4AD, sourced from the PlanIt planning register.
2 applications on record at 12a, Coombe Terrace, Brighton, BN2 4AD
2decisions4documents51nearby
- Nov 2014AdvertisingOutcome in report
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- Reference
- BH2014/03631
- More recent applications — locked
- Change Of UseFeb 2015Decision
Unlock 12a, Coombe Terrace, Brighton, BN2 4AD'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 51 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Coombe Terrace homes
Four headline reads against 30 similar flats on this street, drawn from the latest EPC and Land Registry data.
12a is notably below the street on habitable rooms.
Price per m²
£1,225
Street avg £3,432
Floor Area
40 m²
Street avg 40 m²
Habitable Rooms
1 rooms
Street avg 2 rooms
CO₂ Emissions
2.5 t/year
Street avg 2.0 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
632/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Bottom of Coombe Road — bus stop.
Closest school
0.3 km
Coombe Road Primary School. 34 schools nearby.
Nearest schools
- Coombe Road Primary SchoolPrimary342m
- St Martin's CofE Primary SchoolPrimary476m
- Fairlight Primary SchoolPrimary558m
- Downs Infant SchoolPrimary797m
Nearest stops
- Bottom of Coombe RoadBus stop100m
- Coombe RoadBus stop173m
- Lewes Road Bus GarageBus stop191m
- Ewhurst RoadBus stop245m
Most reported crime locally
- Violence & Sexual Offences3,722 reports35%
- Anti-social Behaviour1,996 reports19%
- Public Order1,011 reports9%
- Shoplifting840 reports8%
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 BN2 4AD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.9dB
Night-time· 23:00 – 07:00
41.9dB
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 3 Building Survey
Victorian-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
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 12a is modelled from its 40 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BN2 4AD. 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 12a. 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 12a was lodged in March 2025 at band D and is valid until March 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 12a. 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 17 months, which places each incident at an approximate point. The 34 schools and 30 stops listed are measured in a straight line from BN2 4AD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 12a, Coombe Terrace, Brighton, BN2 4AD. Each answer is also embedded as structured data for search engines.
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- Every home in BN2 4ADSold prices, values and energy ratings for the postcode
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- 12a, Coombe Terrace, Brighton valuationHow the estimate is built and what moves it
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