Model valuation£417,0008 Busby Close
Local market context
2 Coombe Terrace, Brighton, BN2 4AD
3 planning records
Estimated value
£223,000
- Since the 2021 sale (£205,000)+9%
- Against BN2 4AD's recent median (£408,000)-45%
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 ground floor
Floor area
60 m²
646 sq ft
Energy rating
C
Score 71
Council tax
Band A
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
£223,000
- Against its 2021 sale (£205,000)+9%
- Against BN2 4AD's recent median (£408,000)-45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Coombe Terrace is modelled from its 60 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
60 m² from the EPC lodged in April 2015
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in BN2 4AD
5 sales, median £408,000 (2026–2020)
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 3 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
29 September 2021Most recent
£205,000
+5.1%over 5 years8 May 2016
£195,000
Median price across the last 5 sales in BN2 4AD: £408,000 (2026–2020).
Nearby sales in BN2 4AD
What this page doesn't show
2 potential issues have already been flagged for 2 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 2 Coombe Terrace
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Coombe Terrace is a mid-terrace house in Brighton (BN2 4AD). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to before 1900 and council tax band A. At 60 m² this is the 28th 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, with this unit at the top. The latest certificate (April 2015) shows a C (score 71). When first surveyed in September 2013 the rating was G, the property has climbed 4 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, window efficiency went from Poor to Very Good and lighting went from Average to Very Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Poor to Very Poor. Main heating runs on electricity: electricity, unspecified tariff. The latest certificate is from April 2015, so improvements made since then won't be reflected.
At 60 m² the property is well over the postcode median (44 m² across 44 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. Across 2016–2021, sale prices on this property compounded at 0.9% per year. On a £-per-square-foot basis, the last sale (£317/sq ft) was about 49.6% above the typical sold price in the postcode. Last sale on file: £205,000 in September 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 2 Coombe Terrace
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.
2 Coombe Terrace's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Apr 2025
Current Certificate(1 of 2)
Apr 2015
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Good
CO2 Emissions
2.0 t/year
Occupancy
—
Certificate validity
Expired on 27 April 2025
Property Improvements
Changes detected from historical EPC data
Apr 2015from Sept 2013
EPC improved fromG20toC71
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Hot Water
Main SystemInstantaneous
Hot water system changed
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Planning history
Applications and permits filed against 2 Coombe Terrace, Brighton, BN2 4AD, sourced from the PlanIt planning register.
3 applications on record at 2 Coombe Terrace, Brighton, BN2 4AD
3decisions15documents51nearby
Flagged:Change of use
- Apr 2014Change of UseFullOutcome in report
Change of use from restaurant (A3) to two bedroom flat (C3) at ground floor level incorporating removal of existing shop front, installation of 2no windows and entrance door and associated alterations.
- Documents
- 6 docs on file
- Reference
- BH2014/00527
- More recent applications — locked
- ConditionsApr 2016Decision
- Change of UseJul 2014Decision
Unlock 2 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 (3 on record)
- All 3 applications on this property in full, plus 51 notable nearby
- The 15 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.
On years held, 2 Coombe Terrace runs well behind the street norm.
Price per m²
£3,417
Street avg £3,303
Floor Area
60 m²
Street avg 40 m²
CO₂ Emissions
2.0 t/year
Street avg 2.0 t/year
Years Held
5 years
Street avg 16 years
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-eraGround Floor FlatEPC CPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
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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 2 Coombe Terrace is modelled from its 60 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 2 Coombe Terrace. 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 2 Coombe Terrace was lodged in April 2015 at band C and expired in April 2025, 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. 3 applications are matched to 2 Coombe Terrace. 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.
- Council tax band
- 2 Coombe Terrace is in council tax band A. 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 2 Coombe Terrace, Brighton, BN2 4AD. Each answer is also embedded as structured data for search engines.
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