Upper Rock Gardens, Brighton
- PROPERTY TYPE
Terraced
- BEDROOMS
5
- BATHROOMS
5
- SIZE
2,267 sq ft
211 sq m
- TENUREDescribes how you own a property. There are different types of tenure - freehold, leasehold, and commonhold.Read more about tenure in our glossary page.
Freehold
Key features
- Investment opportunity
- Established guest accommodation business
- Five self-contained apartments
- Estimated 8.4% net yield
- Full 2025 figures available on request
- Fully refurbished throughout
- Prime Kemp Town location
- Yale keypad entry throughout
- Moments from Brighton Beach and Palace Pier
- Potential for a variety of future uses (subject to any necessary consents)
Description
Guide price £900,000 - £950,000. Occupying an enviable position in the heart of Kemp Town, just moments from Brighton's famous seafront, this substantial Grade II Listed period building presents a rare opportunity to acquire a fully refurbished freehold investment in one of the city's most sought-after coastal neighbourhoods.
Originally constructed in 1825 by the renowned architects Wild and Busby, the building has been thoughtfully refurbished throughout and now comprises five beautifully presented, self-contained one-bedroom apartment suites. Each has been carefully designed to offer stylish, contemporary accommodation while retaining the charm and character expected of a building of this period.
Every apartment is fully equipped and ready for immediate occupation, featuring modern kitchenettes, contemporary shower rooms, quality furnishings and secure Yale keypad entry systems. The lower ground floor also benefits from underfloor heating, while new wiring, plumbing and central heating have been installed throughout the building as part of the refurbishment.
The property has been successfully operated as a high-quality guest accommodation business and offers purchasers a variety of exciting opportunities. It could continue as a thriving hospitality venture, provide a long-term investment with multiple income streams, or, subject to any necessary consents, offer potential for alternative residential use.
The property benefits from an established C1 (Guest House) use class. The upper four floors are assessed for business rates, while the self-contained lower ground floor apartment is separately assessed for council tax, allowing an owner to occupy the apartment while operating the guest house above.
Perhaps its greatest asset, however, is its location. Brighton Beach, the Palace Pier, the Royal Pavilion and the independent cafés, restaurants and boutiques of Kemp Town are all just a short walk away, making this one of the city's most desirable destinations for both visitors and residents alike.
Established Trading Performance
2025 Revenue: Roughly £125,000 (13% gross yield)
2025 Costs: Roughly £45,000
2025 Profit: Roughly £80,000 (8.4% net yield)
These figures were based on a 55% occupancy for the year as a whole.
For 2026, bookings completed and future booked already equate to 47% occupancy for the full calendar year (£107,000 of revenue).
Revenue YTD (H1 2026) is 11% higher than the equivalent in 2025 (H1 2025).
Additional Property Information
Property type: Five storey townhouse
Tenure: Freehold
Listing status: Grade II Listed
Fully refurbished throughout including:
- Yale keypad entry to each apartment
- Underfloor heating to the lower ground floor
- New wiring, plumbing and central heating
- Fully furnished and equipped
EPC ratings: C
Council Tax: Band A (individual apartments)
The Area
Located on the lower section of 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.
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.
- COUNCIL TAXA payment made to your local authority in order to pay for local services like schools, libraries, and refuse collection. The amount you pay depends on the value of the property.Read more about council Tax in our glossary page.
- Band: A
- LISTED PROPERTYA property designated as being of architectural or historical interest, with additional obligations imposed upon the owner.Read more about listed properties in our glossary page.
- Listed
- PARKINGDetails of how and where vehicles can be parked, and any associated costs.Read more about parking in our glossary page.
- Permit
- GARDENA property has access to an outdoor space, which could be private or shared.
- Ask agent
- ACCESSIBILITYHow a property has been adapted to meet the needs of vulnerable or disabled individuals.Read more about accessibility in our glossary page.
- Ask agent
Energy performance certificate - ask agent
Upper Rock Gardens, Brighton
Add an important place to see how long it'd take to get there from our property listings.
__mins driving to your place
Affordability
About Number Twenty Four, Covering Sussex
The Projects Ship Street, 8-9 Ship Street, BN1 1AD
Get an instant, personalised result:
- Show sellers you’re serious
- Secure viewings faster with agents
- No impact on your credit score
Notes
Staying secure when looking for property
Ensure you're up to date with our latest advice on how to avoid fraud or scams when looking for property online.
Visit our security centre to find out moreDisclaimer - Property reference eb54a0ae-da2f-430b-8d7b-cdfec28ff1ff. The information displayed about this property comprises a property advertisement. Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Number Twenty Four, Covering Sussex. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.
*This is the average speed from the provider with the fastest broadband package available at this postcode. The average speed displayed is based on the download speeds of at least 50% of customers at peak time (8pm to 10pm). Fibre/cable services at the postcode are subject to availability and may differ between properties within a postcode. Speeds can be affected by a range of technical and environmental factors. The speed at the property may be lower than that listed above. You can check the estimated speed and confirm availability to a property prior to purchasing on the broadband provider's website. Providers may increase charges. The information is provided and maintained by Decision Technologies Limited. **This is indicative only and based on a 2-person household with multiple devices and simultaneous usage. Broadband performance is affected by multiple factors including number of occupants and devices, simultaneous usage, router range etc. For more information speak to your broadband provider.