Upper Rock Gardens, Brighton

Guide price £900,000 - £950,000. Beautifully refurbished throughout and occupying an enviable position in the heart of Kemp Town, this substantial freehold guest house presents an outstanding opportunity to acquire a fully operational hospitality business in one of Brighton's most established visitor locations.

Arranged over five floors, the property combines six beautifully presented en-suite guest bedrooms with generous owners' accommodation and a self-contained lower ground floor apartment, creating a lifestyle business that is equally suited to owner-occupiers or experienced hospitality operators. Every aspect of the building has been thoughtfully modernised, with new wiring, plumbing, central heating and contemporary interiors ensuring the property is ready to continue trading from day one.

Guests are welcomed into a bright entrance hall before ascending to six individually designed en-suite bedrooms arranged across the upper floors. Each room has been thoughtfully equipped with modern furnishings, televisions, hospitality facilities and dedicated storage, creating comfortable, well-appointed accommodation for both business and leisure visitors.

On the ground floor, the spacious owner's suite provides comfortable day-to-day living, comprising a sitting room, kitchenette, double bedroom and contemporary shower room. Separate from the guest accommodation, it offers privacy while allowing owners to remain close to the business.

The lower ground floor provides an additional self-contained one-bedroom apartment, complete with its own entrance, open-plan living area, kitchenette, shower room and private courtyard. Offering excellent flexibility, the space could continue to generate additional income, provide accommodation for family or staff, or become an independent holiday let, subject to any necessary consents.

Practicality has been carefully considered throughout, with a dedicated laundry and boiler room, gas central heating, underfloor heating to the lower ground floor and modern services throughout, ensuring efficient day-to-day operation.

Located just moments from Brighton's seafront and the vibrant cafés, restaurants and independent shops of St James's Street, the property is perfectly positioned to attract visitors throughout the year. Brighton Palace Pier, the Royal Pavilion, The Lanes, Brighton Marina, Sea Life Centre and Queen's Park are all within easy walking distance, making this one of the city's most desirable trading locations.

The property benefits from an established C1 (Guest House) use class.

Rarely do guest houses of this quality become available. Offering an established trading opportunity, versatile owner's accommodation and an exceptional central location, this is a business with immediate income potential and significant long-term appeal.

Established Trading Performance

2025 Revenue: Roughly £95,000 (10% gross yield)  
2025 Costs: Roughly £45,000   
2025 Profit: Roughly £50,000 (5.2% net yield)

These figures were based on a 33% occupancy for the year as a whole.

For 2026, bookings completed and future booked already equate to 35% occupancy for the full calendar year (£97,000 of revenue).

Revenue YTD (H1 2026) is 41% higher than the equivalent in 2025 (H1 2025).

Additional Property Information

Property type: Five storey townhouse 
Tenure: Freehold
EPC ratings: C
Council Tax: Band A (owner’s accommodation)
Guest Accommodation: Six en-suite guest bedrooms
Owner's Accommodation: Ground floor suite with sitting room, kitchenette, bedroom and shower room
Additional Accommodation: Self-contained one-bedroom apartment with private courtyard
Heating: Gas central heating with underfloor heating to the lower ground floor
Parking: On-street permit holder parking
Recent Improvements: Comprehensive refurbishment including new wiring, plumbing, central heating system, contemporary interiors and furnishings.

The Area

Located on Upper Rock Gardens, the property enjoys an outstanding position within Kemp Town, one of Brighton's most vibrant and established neighbourhoods.

The beach, promenade and Brighton Palace Pier are just moments away, while St James's Street offers an excellent selection of independent cafés, restaurants, bars and everyday amenities. The historic Royal Pavilion, the Lanes and Brighton city centre are all within easy walking distance, with Brighton Marina providing further leisure facilities, supermarkets and waterfront dining nearby.

Transport Links

Excellent transport connections make the property easily accessible for both visitors and residents. Regular bus services operate throughout Kemp Town, while Brighton railway station provides direct services to London, Gatwick Airport and destinations across the South East.

Garden

Lower ground floor courtyard garden.

Parking - Permit

On street permit holder parking.

Disclaimer

All property details have been provided by the owners. While Number Twenty Four strives for accuracy, we cannot guarantee the completeness or correctness of this information. Buyers and renters are advised to conduct their own due diligence before proceeding with a purchase or let.