Model valuation£417,0008 Busby Close
Local market context
13 The Lees, Manor Road, Brighton, BN2 5YU
EPC B3 sales on record
Estimated value
£540,000
- Since the 2024 sale (£560,000)-4%
- Against BN2 5YU's recent median (£410,000)+32%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Floor area
96 m²
1033 sq ft
Energy rating
B
Score 87
Council tax
Band D
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
£540,000
- Against its 2024 sale (£560,000)-4%
- Against BN2 5YU's recent median (£410,000)+32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 The Lees is modelled from its 96 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BN2 5YU. 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
96 m² from the EPC lodged in February 2016
Sales of this home
3 sales recorded, the latest in 2024
Recent sales in BN2 5YU
5 sales, median £410,000 (2026–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 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 13 The Lees was the highest on Land Registry record across the postcode.
Sales timeline
25 July 2024Most recent
£560,000
+5.7%over 3 years11 November 2020
£530,000
+1.9%over 4 years26 July 2016
£520,000
Median price across the last 5 sales in BN2 5YU: £410,000 (2026–2016).
Nearby sales in BN2 5YU
7 The Lees, Manor Road, Brighton, BN2 5YU
Sold Apr 2026
£410,00011 The Lees, Manor Road, Brighton, BN2 5YU
Sold Nov 2021
£405,0004 The Lees, Manor Road, Brighton, BN2 5YU
Sold Dec 2020
£435,0009 The Lees, Manor Road, Brighton, BN2 5YU
Sold Feb 2017
£445,00012 The Lees, Manor Road, Brighton, BN2 5YU
Sold Sept 2016
£385,000
What this page doesn't show
2 potential issues have already been flagged for 13 The Lees, Manor Road, Brighton, BN2 5YU. 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 13 The Lees
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 The Lees is a property in Brighton (BN2 5YU). It has a recorded floor area of 96 m² (around 1033 sq ft) and council tax band D. The latest certificate (February 2016) returns a high B (score 87), putting the home a stone's throw from an A rating. The latest certificate is from February 2016, so improvements made since then won't be reflected.
At 96 m² the property is well over the postcode median (72 m² across 27 EPCs), placing it in the larger end of the local stock. Across 2016–2024, sale prices on this property compounded at 0.9% per year. Most recent transfer: July 2024 at £560,000.
Before you decide
Everything you need to know about 13 The Lees
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.
13 The Lees's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 10 Feb 2026
Current Certificate
Feb 2016EPC Rating
A
B
B87
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.1 t/year
Occupancy
—
Certificate validity
Expired on 10 February 2026
Planning history
Applications and permits filed against 13 The Lees, Manor Road, Brighton, BN2 5YU, sourced from the PlanIt planning register.
13 The Lees has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Manor Road homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
13 The Lees outperforms the street on price per m² by a wide margin.
Price per m²
£5,833
Street avg £5,352
Floor Area
96 m²
Street avg 85 m²
CO₂ Emissions
1.1 t/year
Street avg 1.0 t/year
Years Held
2 years
Street avg 8 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
0.0 km
Bristol Gardens — bus stop.
Closest school
0.2 km
St Mark's CofE Primary School. 17 schools nearby.
Nearest schools
- St Mark's CofE Primary SchoolPrimary186m
- St John the Baptist Catholic Primary SchoolPrimary569m
- City Academy WhitehawkPrimary886m
- St Luke's Primary SchoolPrimary1.2km
Nearest stops
- Bristol GardensBus stop43m
- Manor GardensBus stop131m
- Church Place St Mary's HallBus stop183m
- Sussex SquareBus stop214m
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 5YU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.6dB
Night-time· 23:00 – 07:00
42.6dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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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 13 The Lees is modelled from its 96 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BN2 5YU. 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 13 The Lees. 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 13 The Lees was lodged in February 2016 at band B and expired in February 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 The Lees. 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 17 schools and 30 stops listed are measured in a straight line from BN2 5YU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 The Lees 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 13 The Lees, Manor Road, Brighton, BN2 5YU. Each answer is also embedded as structured data for search engines.
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- Every home in BN2 5YUSold prices, values and energy ratings for the postcode
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