Model valuation£417,0008 Busby Close
Local market context
8 Leaf Road, Eastbourne, BN21 3TU
Estimated value
£199,000
- Since the 2021 sale (£165,000)+21%
- Against BN21 3TU's recent median (£248,750)-20%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
50 m²
538 sq ft
Energy rating
C
Score 70
Council tax
Band A
Tenure
Private Rental
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
£199,000
- Against its 2021 sale (£165,000)+21%
- Against BN21 3TU's recent median (£248,750)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Leaf Road is modelled from its 50 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN21 3TU. 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
50 m² from the EPC lodged in November 2024
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in BN21 3TU
5 sales, median £248,750 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
8 April 2021Most recent
£165,000
Median price across the last 5 sales in BN21 3TU: £248,750 (2025–2022).
What this page doesn't show
2 potential issues have already been flagged for 8 Leaf Road, Eastbourne, BN21 3TU. 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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About 8 Leaf Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Leaf Road is a mid-terrace house in Eastbourne (BN21 3TU). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (November 2024) shows a C (score 70). When first surveyed in June 2012 the rating was E, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Very Poor to Good and lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Good to Average. The recommended improvements would push it to B (score 88).
Today's modelled estimate of £199,000 is 20.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£307/sq ft) was about 62.3% above the typical sold price in the postcode. At 50 m² it's 15.3% smaller than the typical home in the postcode (59 m² median across 22 EPCs). Most recent transfer: April 2021 at £165,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 8 Leaf Road
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 2)
Nov 2024
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.9 t/year
Occupancy
Rented
Certificate validity
Valid until 1 November 2034
Property Improvements
Changes detected from historical EPC data
Nov 2024from Jun 2012
EPC improved fromE48toC70
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
20%100%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Leaf Road, Eastbourne, BN21 3TU, sourced from the PlanIt planning register.
8 Leaf Road has no planning applications on record.
16
But the area is active
16 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Leaf Road homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Leaf Road is notably below the street on floor area.
Price per m²
£3,300
Street avg £2,847
Floor Area
50 m²
Street avg 59 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
1.9 t/year
Street avg 2.8 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
0.1 km
Ashford Road — bus stop.
Closest school
0.3 km
Bourne Primary School. 17 schools nearby.
Nearest schools
- Bourne Primary SchoolPrimary334m
- St Thomas A Becket Catholic Primary SchoolPrimary936m
- Roselands Infants' SchoolPrimary983m
- Stafford Junior SchoolPrimary1.2km
Nearest stops
- Ashford RoadBus stop107m
- Junction Road Car ParkBus stop137m
- Bourne StreetBus stop192m
- Tideswell RoadBus stop195m
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 3TU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.6dB
Night-time· 23:00 – 07:00
44.2dB
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
Victorian-eraMid-Terrace HouseEPC CPre-1919 build
Because the property was built before 1919, 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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1 2, Flat 12, Queens Gardens
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1 2, Flat 3, Queens Gardens
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1 2, Flat 5, Queens Gardens
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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 8 Leaf Road is modelled from its 50 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BN21 3TU. 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 8 Leaf Road. 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 8 Leaf Road was lodged in November 2024 at band C and is valid until November 2034. 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 8 Leaf Road. 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 3TU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Leaf Road 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 8 Leaf Road, Eastbourne, BN21 3TU. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in BN21 3TUSold prices, values and energy ratings for the postcode
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- 8 Leaf Road, Eastbourne valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales