Summary - 17 UPPER ROCK GARDENS BRIGHTON BN2 1QE
8 bed 8 bath Guest House
Turn-key eight-bed guest house in the heart of Brighton — ready to trade..
- Freehold eight-bedroom guest house with seven guest rooms plus owner suite
- Recently refurbished: new wiring, plumbing, central heating, new furnishings
- Underfloor heating to lower-ground self-contained unit
- Compact rooms; several have low ceilings and small floor areas
- Off-street parking and very low council tax reduce running costs
- Located steps from seafront, The Lanes and St James’s Street amenities
- Area: very high crime rate and classed as very deprived
- Broadband average; mobile signal excellent
A recently refurbished eight-bedroom guest house in the heart of Brighton, presented to a high standard and set across traditional bay-fronted floors. The property currently trades as seven guest rooms plus an owners/managers suite and a self-contained lower-ground one-bedroom unit, each bedroom with en-suite facilities—sensible for short-stay or licensed HMO use. Practical upgrades include new wiring, plumbing, gas central heating and underfloor heating to the lower-ground accommodation.
The location is a major selling point: Upper Rock Gardens places the property within walking distance of the seafront, the Lanes, Churchill Square and St James’s Street’s shops, cafés and restaurants—strong footfall for visitor demand. Compact, well-presented rooms, contemporary finishes and a fitted kitchenette in the ground-floor suite support immediate operation with minimal capital expenditure.
Important considerations: internal room sizes are generally small and several rooms have low ceilings, typical of central Brighton stock—this limits market appeal to guests or sharers rather than families seeking larger living space. The area records very high crime rates and is classed as very deprived; these factors should be weighed when pricing and setting guest policies. Broadband speeds are average despite excellent mobile signal.
Freehold ownership, off-street parking and a very low council tax band help running costs. For an investor or operator seeking a centrally located, turn-key guest house with proven visitor demand, the property offers immediate income potential, but expect to manage higher local security concerns and the constraints of compact rooms.
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