Preambles, Ovingdean Road, Ovingdean, Brighton, BN2 7BB

Preambles is a five-bedroom detached house in Ovingdean, Brighton, Brighton (BN2 7BB). It has a recorded floor area of 255 m² (around 2745 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (May 2017) shows a C (score 72). When first surveyed in February 2011 the rating was F, the property has climbed 3 bands since. Between certificates, roof efficiency went from Poor to Average, hot-water efficiency went from Average to Good and main heating went from Average to Good; while lighting dropped from Poor to Very Poor. The recommended improvements would push it to B (score 81).

Held since May 2011 — that's 15 years off the open market, well above the local norm. At 255 m² the property is well over the postcode median (116 m² across 19 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 4 is the typical count. Today's modelled estimate of £839,000 sits 104.6% above the 2011 sale of £410,000. On a £-per-square-foot basis, the last sale (£149/sq ft) was about 35.3% below the postcode norm. 11 planning records sit against the property, 7 approved, 3 refused. Past consents include an extension, tree works and a loft conversion, meaningful when judging how the property has evolved.