Model valuation£417,0008 Busby Close
Local market context
11 Hillside Way, Bevendean, Brighton, BN2 4TR
3 sales on record
Estimated value
£280,000
- Since the 2026 sale (£275,000)+2%
- Against BN2 4TR's recent median (£225,000)+24%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Bedrooms
2
Bathroom
1
Floor area
63 m²
678 sq ft
Energy rating
E
Score 44
Council tax
Band A
Tenure
Freehold
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
£280,000
- Against its 2026 sale (£275,000)+2%
- Against BN2 4TR's recent median (£225,000)+24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Hillside Way is modelled from its 63 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BN2 4TR. 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
63 m² from the EPC lodged in July 2025
Sales of this home
3 sales recorded, the latest in 2026
Recent sales in BN2 4TR
5 sales, median £225,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Latest sale on 11 Hillside Way was the highest on Land Registry record across the postcode.
Sales timeline
14 June 2026Most recent
£275,000
+3.4%over 5 years26 February 2021
£266,000
+6.4%over 2 years5 February 2019
£250,000
Median price across the last 5 sales in BN2 4TR: £225,000 (2025–2018).
Nearby sales in BN2 4TR
4 Hillside Way, Bevendean, Brighton, BN2 4TR
Sold Mar 2025
£218,00012 Hillside Way, Bevendean, Brighton, BN2 4TR
Sold Apr 2024
£225,0006 Hillside Way, Bevendean, Brighton, BN2 4TR
Sold May 2021
£225,0003 Hillside Way, Bevendean, Brighton, BN2 4TR
Sold Feb 2019
£220,00010 Hillside Way, Bevendean, Brighton, BN2 4TR
Sold Sept 2018
£243,500
What this page doesn't show
2 potential issues have already been flagged for 11 Hillside Way, Bevendean, Brighton, BN2 4TR. 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 11 Hillside Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Hillside Way is a two-bedroom end-of-terrace house in Bevendean, Brighton, Brighton (BN2 4TR). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to 1950-1966 and council tax band A. Tenure is freehold. At 63 m² this is the largest unit on EPC record across the building (48–63 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (44 versus a best of 72). Other recorded features include a conservatory. The latest certificate (July 2025) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since July 2018. Between certificates, wall efficiency went from Average to Good; while main heating dropped from Average to Very Poor. The recommended improvements would lift it to C (score 69), a 2-band jump. Main heating runs on electricity.
A recent sale: £275,000 in June 2026. At 63 m² it's 21.2% larger than the typical home in the postcode (52 m² median across 11 EPCs). Across 2019–2026, sale prices on this property compounded at 1.3% per year. On a £-per-square-foot basis, the last sale (£406/sq ft) was about 80.3% above the typical sold price in the postcode.
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
- Bedrooms2
- Bathrooms1
- ConservatoryYes
- FireplaceYes
Outside
- Private gardenYes
- ParkingOff street
Building
- TenureFreehold
Before you decide
Everything you need to know about 11 Hillside Way
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.
11 Hillside Way's carbon output is low for the local stock.
Current Certificate(1 of 2)
Jul 2025
EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
1.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 July 2035
Property Improvements
Changes detected from historical EPC data
Jul 2025from Jul 2018
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualProg + Stat
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Instantaneous
Hot water system changed
Walls
AverageGood
Wall insulation improved
Low Energy Lighting
57%100%
More low energy lighting installed
Planning history
Applications and permits filed against 11 Hillside Way, Bevendean, Brighton, BN2 4TR, sourced from the PlanIt planning register.
11 Hillside Way has no planning applications on record.
51
But the area is active
51 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Hillside Way homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
11 Hillside Way outperforms the street on price per m² by a wide margin.
Price per m²
£4,365
Street avg £3,783
Floor Area
63 m²
Street avg 53 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
1.1 t/year
Street avg 2.7 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.
Rail-style transport is unusually close for this postcode.
Crime
632/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Bevendean Public House — bus stop.
Closest school
0.7 km
Coombe Road Primary School. 26 schools nearby.
Nearest schools
- Coombe Road Primary SchoolPrimary665m
- Moulsecoomb Primary SchoolPrimary730m
- Bevendean Primary School and NurseryPrimary867m
- Hertford Primary SchoolPrimary922m
Nearest stops
- Bevendean Public HouseBus stop54m
- The Avenue StepsBus stop121m
- The CrescentBus stop136m
- Widdicombe WayBus stop247m
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 4TR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.7dB
Night-time· 23:00 – 07:00
38.7dB
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
Mid 20th century1st Floor FlatFreeholdEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · 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 11 Hillside Way is modelled from its 63 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BN2 4TR. 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 11 Hillside Way. 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 11 Hillside Way was lodged in July 2025 at band E and is valid until July 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. None is matched to 11 Hillside Way. 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 26 schools and 30 stops listed are measured in a straight line from BN2 4TR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Hillside Way 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 11 Hillside Way, Bevendean, Brighton, BN2 4TR. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in BN2 4TRSold prices, values and energy ratings for the postcode
- BN 2 property marketPrices, postcodes, schools and transport across the district
- 11 Hillside Way, Bevendean, Brighton valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales