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Flat 1, 42 The Goffs, Eastbourne, BN21 1HD

Estimated value

£322,000

  • Since the 1995 sale (£85,000)+279%
  • Against BN21 1HD's recent median (£720,000)-55%

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
Floor 00
Habitable rooms
5
From EPC
Floor area
160 m²
1722 sq ft
Energy rating
D
Score 64
Council tax
Band B
Tenure
Private Rental
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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

£322,000

  • Against its 1995 sale (£85,000)+279%
  • Against BN21 1HD's recent median (£720,000)-55%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Flat 1 is modelled from its 160 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

    160 m² from the EPC lodged in March 2021

  • Sales of this home

    1 sale recorded, the latest in 1995

  • 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.

Flat 1's estimated value is more than triple its earliest registered sale price (1995).

Sales timeline

  1. 20 August 1995Most recent

    £85,000

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 Flat 1, 42 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

One time fee only - money back guarantee

Overview

About Flat 1

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

Flat 1 is a semi-detached house in Eastbourne (BN21 1HD). It has a recorded floor area of 160 m² (around 1722 sq ft), construction records dating it to before 1900 and council tax band B. At 160 m² this is the largest unit on EPC record across the building (70–160 m²). The latest certificate (March 2021) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in September 2009 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Poor and lighting went from Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to C (score 77).

Held since August 1995 — that's 31 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 £322,000 sits 278.8% above the 1995 sale of £85,000. On a £-per-square-foot basis, the last sale (£49/sq ft) was about 73.2% below the postcode norm. At 160 m² it's 17.6% larger than the typical home in the postcode (136 m² median across 24 EPCs).

Before you decide

Everything you need to know about Flat 1

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.

Flat 1's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Mar 2021

EPC Rating

A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
6.1 t/year
Occupancy
Rented

Certificate validity

Valid until 17 March 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2021from Sept 2009
EPC improved fromE51toD64
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water
Very GoodGood

Hot water efficiency decreased

Windows
Very PoorPoor

Window efficiency improved

Low Energy Lighting
22%80%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Flat 1, 42 The Goffs, Eastbourne, BN21 1HD, sourced from the PlanIt planning register.

Flat 1 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 flats on this street, drawn from the latest EPC and Land Registry data.

Flat 1 is notably below the street on price per m².

Price per m²

£531

Street avg £3,242

Strongly below

Floor Area

160 m²

Street avg 85 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

6.1 t/year

Street avg 4.2 t/year

Strongly below
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-eraGround Floor FlatEPC 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 £955 · 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.
£230k

37a, Flat 1, The Goffs

BN21 1HF

Flat
£212k

37a, Flat 4, The Goffs

BN21 1HF

Flat
£194k

24a, Flat, Church Street, Old Town

BN21 1HS

Flat
£190k

1a, Flat, Church Street, Old Town

BN21 1HN

Flat
£188k

2a, Flat 3, St Marys Road

BN21 1QD

Flat
£185k

1a, Flat, Station Parade

BN21 1BE

Flat
£180k

2a, Flat 1, St Marys Road

BN21 1QD

Flat
£165k

37a, Flat 3, The Goffs

BN21 1HF

Flat

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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 Flat 1 is modelled from its 160 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 Flat 1. 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 Flat 1 was lodged in March 2021 at band D and is valid until March 2031. 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 Flat 1. 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
Flat 1 is in council tax band B. 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 Flat 1, 42 The Goffs, Eastbourne, BN21 1HD. Each answer is also embedded as structured data for search engines.

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