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16 The Goffs, Eastbourne, BN21 1HD

Estimated value

£643,000

  • Since the 2001 sale (£249,000)+158%
  • Against BN21 1HD's recent median (£720,000)-11%

Newest record on this page: April 2026. 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
5
Bathrooms
3
Floor area
162 m²
1744 sq ft
Energy rating
D
Score 61
Council tax
Band E
Tenure
Freehold
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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

£643,000

  • Against its 2001 sale (£249,000)+158%
  • Against BN21 1HD's recent median (£720,000)-11%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 16 The Goffs is modelled from its 162 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN21 1HD. 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

    162 m² from the EPC lodged in April 2026

  • Sales of this home

    1 sale recorded, the latest in 2001

  • Recent sales in BN21 1HD

    5 sales, median £720,000 (2025–2022)

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.

16 The Goffs valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 26 July 2001Most recent

    £249,000

Median price across the last 5 sales in BN21 1HD: £720,000 (2025–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for 16 The Goffs, Eastbourne, BN21 1HD. 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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Overview

About 16 The Goffs

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

16 The Goffs is a five-bedroom semi-detached house in Eastbourne (BN21 1HD). It has a recorded floor area of 162 m² (around 1744 sq ft), construction records dating it to 1900-1929 and council tax band E. Tenure is freehold. The latest certificate (April 2026) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in February 2012 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and roof efficiency went from Poor to Average; while window efficiency dropped from Average to Poor and lighting dropped from Good to Average. The recommended improvements would push it to C (score 74). This certificate was lodged in the last six months, so the rating reflects current condition. Other recorded features include a conservatory.

It hasn't traded since July 2001, a hold of 25 years that's notably long for the area. 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 £643,000 sits 158.2% above the 2001 sale of £249,000. On a £-per-square-foot basis, the last sale (£143/sq ft) was about 22.4% below the postcode norm. At 162 m² it's 19.1% larger than the typical home in the postcode (136 m² median across 24 EPCs).

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

  • Bedrooms5
  • Bathrooms3
  • Dining roomYes
  • Utility roomYes
  • CloakroomYes
  • EnsuiteYes
  • ConservatoryYes

Outside

  • Private gardenYes

Building

  • TenureFreehold
  • Heating systemGas
Before you decide

Everything you need to know about 16 The Goffs

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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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.

The EPC has just been inspected, so the rating reflects current condition.

Current Certificate(1 of 4)
Apr 2026

EPC Rating

A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 29 April 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Nov 2012from Feb 2012
EPC improved fromE49toD59
Heating Controls
FullThermostat

Heating controls changed

Nov 2024from Nov 2012
EPC improved fromD59toC70
Heating Controls
ThermostatFull

Heating controls upgraded for better temperature management

Walls
Very PoorPoor

Wall insulation improved

Low Energy Lighting
44%100%

More low energy lighting installed

Apr 2026from Nov 2024
EPC improved fromC70toD61
Low Energy Lighting
100%80%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against 16 The Goffs, Eastbourne, BN21 1HD, sourced from the PlanIt planning register.

16 The Goffs 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.

On the street

Versus other The Goffs homes

Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 16 The Goffs lags the street by a wide margin.

Price per m²

£1,537

Street avg £3,682

Strongly below

Floor Area

162 m²

Street avg 223 m²

Strongly below

Habitable Rooms

9 rooms

Street avg 8 rooms

Above

CO₂ Emissions

5.6 t/year

Street avg 10.9 t/year

Strongly above
Area

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.
Full Eastbourne report

Rail-style transport is unusually close for this postcode.

Crime

484/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

The Goffs — bus stop.

Closest school

0.4 km

Gildredge House. 17 schools nearby.

Nearest schools

  • Gildredge HouseAll-through382m
  • Gildredge HouseAll-through382m
  • St Thomas A Becket Catholic Primary SchoolPrimary881m
  • Motcombe Infants' SchoolPrimary1.1km

Nearest stops

  • The GoffsBus stop91m
  • Hartfield RoadBus stop111m
  • HenleazeBus stop120m
  • The GoffsBus stop127m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around BN21 1HD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for BN21 1HD

Daytime· 07:00 – 23:00

51.1dB

Low
Night-time road noise heatmap for BN21 1HD

Night-time· 23:00 – 07:00

41.5dB

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 3 Building Survey

Victorian-eraFlatFreeholdEPC DPre-1919 buildSolid (non-cavity) walls

Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,155 · 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.
£610k

1 Glendale Avenue

BN21 1UT

4 bed3 bath
£600k

1 Baldwin Avenue

BN21 1UJ

4 bed
£570k

1 Cobbold Avenue

BN21 1XB

4 bed1 bath
£563k

1 Gore Park Avenue

BN21 1QB

6 bed
£558k

1 Clifford Avenue

BN21 1XL

4 bed1 bath
£553k

1 Letheren Place

BN21 1HL

4 bed1 bath
£509k

1 Farlaine Road

BN21 1XG

4 bed
£504k

1 Bakewell Road

BN21 1PX

4 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 16 The Goffs is modelled from its 162 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN21 1HD. 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 16 The Goffs. 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 16 The Goffs was lodged in April 2026 at band D and is valid until April 2036. 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 16 The Goffs. 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 17 schools and 30 stops listed are measured in a straight line from BN21 1HD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
16 The Goffs is in council tax band E. 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 16 The Goffs, Eastbourne, BN21 1HD. Each answer is also embedded as structured data for search engines.

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