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25 Coombe Vale, Saltdean, Brighton, BN2 8HN

Estimated value

£385,000

  • Since the 1998 sale (£89,850)+328%
  • Against BN2 8HN's recent median (£415,000)-7%

Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Floor area
80 m²
861 sq ft
Energy rating
D
Score 60
Council tax
Band D
Tenure
Owner Occupied
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Valuation

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

£385,000

  • Against its 1998 sale (£89,850)+328%
  • Against BN2 8HN's recent median (£415,000)-7%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 25 Coombe Vale is modelled from its 80 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN2 8HN. 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

    80 m² from the EPC lodged in October 2018

  • Sales of this home

    1 sale recorded, the latest in 1998

  • Recent sales in BN2 8HN

    5 sales, median £415,000 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

25 Coombe Vale's modelled value sits at over four times its earliest registered sale price (1998).

Sales timeline

  1. 11 December 1998Most recent

    £89,850

Median price across the last 5 sales in BN2 8HN: £415,000 (2025–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for 25 Coombe Vale, Saltdean, Brighton, BN2 8HN. The detail, evidence and what to ask about it are in the Risks 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

One time fee only - money back guarantee

Overview

About 25 Coombe Vale

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

25 Coombe Vale is a three-bedroom semi-detached house in Saltdean, Brighton, Brighton (BN2 8HN). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (October 2018) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2009. Between certificates, window efficiency went from Average to Good and lighting went from Average to Good; while wall efficiency dropped from Good to Poor. The recommended improvements would lift it to B (score 84), a 2-band jump.

Held since December 1998 — that's 28 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £385,000 sits 328.5% above the 1998 sale of £89,850. On a £-per-square-foot basis, the last sale (£104/sq ft) was about 60.5% below the postcode norm.

Specifications

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

  • Bedrooms3

Outside

  • Private gardenRear
  • DrivewayYes

Building

  • Heating systemGas
Before you decide

Everything you need to know about 25 Coombe Vale

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Oct 2018

EPC Rating

A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 26 October 2028

1 year remaining

Property Improvements

Changes detected from historical EPC data

Oct 2018from Apr 2009
Windows
AverageGood

Window efficiency improved

Low Energy Lighting
30%50%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 25 Coombe Vale, Saltdean, Brighton, BN2 8HN, sourced from the PlanIt planning register.

25 Coombe Vale has no planning applications on record.

3

But the area is active

3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Coombe Vale homes

Four headline reads against 32 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for 25 Coombe Vale runs comfortably ahead of the street norm.

Price per m²

£1,123

Street avg £3,668

Strongly below

Floor Area

80 m²

Street avg 84 m²

Above

Habitable Rooms

5 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

4.0 t/year

Street avg 4.3 t/year

On par
Area

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.
Full Brighton report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

632/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Coombe Vale Middle — bus stop.

Closest school

0.8 km

Saltdean Primary School. 8 schools nearby.

Nearest schools

  • Saltdean Primary SchoolPrimary839m
  • St Margaret's CofE Primary School, RottingdeanPrimary1.9km
  • Telscombe Cliffs AcademyPrimary2.0km
  • Our Lady of Lourdes RC SchoolPrimary2.2km

Nearest stops

  • Coombe Vale MiddleBus stop89m
  • Westfield Avenue NorthBus stop96m
  • Coombe Vale TopBus stop189m
  • Saltdean Vale ShopsBus stop282m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around BN2 8HN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for BN2 8HN

Daytime· 07:00 – 23:00

43.8dB

Low
Night-time road noise heatmap for BN2 8HN

Night-time· 23:00 – 07:00

36.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Mid 20th centurySemi-Detached BungalowEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £595 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£384k

1 Abbotsbury Close, Saltdean

BN2 8SR

3 bed
£407k

1 Cowden Road, Saltdean

BN2 8DD

3 bed
£450k

1 Chailey Crescent, Saltdean

BN2 8DP

3 bed1 bath
£467k

1 Findon Avenue, Saltdean

BN2 8RF

3 bed1 bath
£473k

1 Chalk Cliff Road, Saltdean

BN2 8GH

3 bed1 bath
£477k

1 Chichester Drive East, Saltdean

BN2 8LD

3 bed1 bath
£483k

1 Bannings Vale, Saltdean

BN2 8DB

3 bed1 bath
£605k

1 Ashdown Avenue, Saltdean

BN2 8AH

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 25 Coombe Vale is modelled from its 80 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN2 8HN. 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. 1 sale is recorded for 25 Coombe Vale. 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 25 Coombe Vale was lodged in October 2018 at band D and is valid until October 2028. 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 25 Coombe Vale. 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 8 schools and 30 stops listed are measured in a straight line from BN2 8HN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
25 Coombe Vale 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 25 Coombe Vale, Saltdean, Brighton, BN2 8HN. Each answer is also embedded as structured data for search engines.

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