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Flat 3, 33 The Goffs, Eastbourne, BN21 1HF

Estimated value

£431,000

  • Since the 2025 sale (£600,000)-28%
  • Against BN21 1HF's recent median (£260,000)+66%

Newest record on this page: June 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
4
Bathrooms
2
Floor area
117 m²
1259 sq ft
Energy rating
E
Score 42
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

£431,000

  • Against its 2025 sale (£600,000)-28%
  • Against BN21 1HF's recent median (£260,000)+66%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Flat 3 is modelled from its 117 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BN21 1HF. 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

    117 m² from the EPC lodged in April 2025

  • Sales of this home

    2 sales recorded, the latest in 2025

  • Recent sales in BN21 1HF

    5 sales, median £260,000 (2024–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 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.

Price for Flat 3 has grown more than fourfold since the 1997 starting point.

Sales timeline

  1. 1 June 2025Most recent

    £600,000

    +361.5%over 27 years

  2. 11 September 1997

    £130,000

Median price across the last 5 sales in BN21 1HF: £260,000 (2024–2024).

Risks

What this page doesn't show

2 potential issues have already been flagged for Flat 3, 33 The Goffs, Eastbourne, BN21 1HF. 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 3

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

Flat 3 is a four-bedroom semi-detached house in Eastbourne (BN21 1HF). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (April 2025) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 81), a 3-band jump. Other recorded features include a conservatory.

Across 1997–2025, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £431,000 is 28.2% below the 2025 sale of £600,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£476/sq ft) was about 175.6% above the typical sold price in the postcode. At 117 m² the property is well over the postcode median (66 m² across 29 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs). Most recent transfer was June 2025 at £600,000 — fresh data.

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

  • Bedrooms4
  • Bathrooms2
  • EnsuiteYes
  • ConservatoryYes

Outside

  • Private gardenYes
  • ParkingAllocated
Before you decide

Everything you need to know about Flat 3

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

Current Certificate
Apr 2025

EPC Rating

A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
7.4 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 30 April 2035

8 years remaining
Planning

Planning history

Applications and permits filed against Flat 3, 33 The Goffs, Eastbourne, BN21 1HF, sourced from the PlanIt planning register.

Flat 3 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 5 similar houses on this street, drawn from the latest EPC and Land Registry data.

Flat 3 outperforms the street on price per m² by a wide margin.

Price per m²

£5,128

Street avg £2,351

Strongly above

Floor Area

117 m²

Street avg 250 m²

On par

Habitable Rooms

4 rooms

Street avg 8 rooms

On par

CO₂ Emissions

7.4 t/year

Street avg 10.5 t/year

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

0.3 km

Gildredge House. 17 schools nearby.

Nearest schools

  • Gildredge HouseAll-through282m
  • Gildredge HouseAll-through282m
  • St Thomas A Becket Catholic Primary SchoolPrimary971m
  • Motcombe Infants' SchoolPrimary1.0km

Nearest stops

  • The GoffsBus stop51m
  • The LambBus stop216m
  • HenleazeBus stop222m
  • The GoffsBus stop234m

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 1HF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for BN21 1HF

Daytime· 07:00 – 23:00

50.3dB

Low
Night-time road noise heatmap for BN21 1HF

Night-time· 23:00 – 07:00

40.9dB

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-eraSemi-Detached HouseEPC EPre-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 £1,020 · 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 3 is modelled from its 117 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BN21 1HF. 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. 2 sales are recorded for Flat 3. 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 3 was lodged in April 2025 at band E and is valid until April 2035. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Flat 3. 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 1HF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Flat 3 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 Flat 3, 33 The Goffs, Eastbourne, BN21 1HF. Each answer is also embedded as structured data for search engines.

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