Model valuation£417,0008 Busby Close
Local market context
Hadley House, Flat 16, Upperton Road, Eastbourne, BN21 1EL
5 sales on record
Estimated value
£187,000
- Since the 2025 sale (£175,000)+7%
- Against BN21 1EL's recent median (£185,000)+1%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor 02
Bedrooms
2
Bathroom
1
Floor area
61 m²
657 sq ft
Energy rating
C
Score 72
Council tax
Band A
Tenure
Owner Occupied
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
£187,000
- Against its 2025 sale (£175,000)+7%
- Against BN21 1EL's recent median (£185,000)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Hadley House is modelled from its 61 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in BN21 1EL. 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
61 m² from the EPC lodged in March 2024
Sales of this home
5 sales recorded, the latest in 2025
Recent sales in BN21 1EL
5 sales, median £185,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | 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.
Sale price has grown by over 3x since 2000.
Sales timeline
29 June 2025Most recent
£175,000
+56.3%over 12 years29 April 2013
£112,000
+1.9%over 2 years6 May 2010
£109,950
+42.8%over 8 years17 January 2002
£77,000
+33.9%over 1 year27 April 2000
£57,500
Median price across the last 5 sales in BN21 1EL: £185,000 (2025–2022).
Nearby sales in BN21 1EL
Hadley House, Flat 13, Upperton Road, Eastbourne, BN21 1EL
Sold Mar 2025
£189,950Hadley House, Flat 15, Upperton Road, Eastbourne, BN21 1EL
Sold Jan 2024
£185,000Hadley House, Flat 4, Upperton Road, Eastbourne, BN21 1EL
Sold Apr 2022
£196,000Hadley House, Flat 9, Upperton Road, Eastbourne, BN21 1EL
Sold Mar 2022
£161,000Hadley House, Flat 18, Upperton Road, Eastbourne, BN21 1EL
Sold Mar 2022
£155,000
What this page doesn't show
2 potential issues have already been flagged for Hadley House, Flat 16, Upperton Road, Eastbourne, BN21 1EL. 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
One time fee only - money back guarantee
About Hadley House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Hadley House is a two-bedroom detached house in Eastbourne (BN21 1EL). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1950-1966 and council tax band A. At 61 m² this is the 3rd smallest of 20 units on EPC record in Hadley House, where floor areas span 58–111 m². The building's EPC ratings span G to C, with this unit at the top. The latest certificate (March 2024) shows a C (score 72). When first surveyed in February 2010 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average, window efficiency went from Average to Good and lighting went from Good to Very Good. Main heating runs on electricity.
Most recent transfer was June 2025 at £175,000 — fresh data. Its energy rating outperforms most of the postcode (better than 79% of similar EPCs). Across 2000–2025, sale prices on this property compounded at 4.5% per year. On a £-per-square-foot basis, the last sale (£267/sq ft) was about 74.7% 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
Outside
- Private gardenYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about Hadley House
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.
Current Certificate(1 of 4)
Mar 2024
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 March 2034
Property Improvements
Changes detected from historical EPC data
Oct 2013from Feb 2010
EPC improved fromD62toE53
Hot Water
AverageVery Poor
Hot water efficiency decreased
Low Energy Lighting
45%0%
Low energy lighting percentage decreased
Oct 2013from Oct 2013
EPC improved fromE53toD66
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Mar 2024from Oct 2013
EPC improved fromD66toC72
Hot Water
Very PoorAverage
Hot water efficiency improved
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against Hadley House, Flat 16, Upperton Road, Eastbourne, BN21 1EL, sourced from the PlanIt planning register.
Hadley House has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Upperton Road homes
Four headline reads against 19 similar flats on this street, drawn from the latest EPC and Land Registry data.
On years held, Hadley House runs well behind the street norm.
Price per m²
£2,869
Street avg £1,876
Floor Area
61 m²
Street avg 76 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.2 t/year
Street avg 4.2 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Eastbourne district page.
Rail-style transport is unusually close for this postcode.
Crime
484/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Upperton Gardens — bus stop.
Closest school
0.7 km
Gildredge House. 16 schools nearby.
Nearest schools
- Gildredge HouseAll-through679m
- Gildredge HouseAll-through679m
- St Thomas A Becket Catholic Primary SchoolPrimary917m
- Bourne Primary SchoolPrimary969m
Nearest stops
- Upperton GardensBus stop47m
- Eastbourne Rail StationRailway station133m
- Sorting OfficeBus stop136m
- Hartfield RoadBus stop146m
Most reported crime locally
- Violence & Sexual Offences2,078 reports31%
- Shoplifting1,367 reports20%
- Anti-social Behaviour1,177 reports17%
- Public Order552 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 BN21 1EL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.0dB
Night-time· 23:00 – 07:00
43.0dB
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 century2nd Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · 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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£180k
2a, Flat 1, St Marys Road
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Flat
£165k
37a, Flat 3, The Goffs
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£212k
37a, Flat 4, The Goffs
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Alexandra Court, Flat 20, Southfields Road
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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 Hadley House is modelled from its 61 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in BN21 1EL. 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. 5 sales are recorded for Hadley House. 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 Hadley House was lodged in March 2024 at band C and is valid until March 2034. 4 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 Hadley House. 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 14 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from BN21 1EL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Hadley House 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 Hadley House, Flat 16, Upperton Road, Eastbourne, BN21 1EL. Each answer is also embedded as structured data for search engines.
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- Every home in BN21 1ELSold prices, values and energy ratings for the postcode
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- Hadley House, Flat 16, Upperton Road, Eastbourne valuationHow the estimate is built and what moves it
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