AVENOHOME@avenohome

Aveno permanent dossier · published 12 Aug 2026

Embassy Court

Kings Road, Brighton, East Sussex

Danny P Robinson / Embassy Court, Brighton / CC BY-SA 2.0Source · CC BY-SA 2.0Exact-building exterior only; not the private unit, its balconies or interior. No endorsement is implied.

Independent reading

Wells Coates’ Grade II* seafront landmark—with a 4.5% auction reservation fee that materially changes the entry price.

The scale and provenance justify investigation, but the auction pack, title, service-charge history and façade programme must be read before bidding.

Remarkability93/100
Data readiness89/100
Ownership intensityHigh

Why this belongs in Aveno

Remarkable is
an evidence test.

Flagship intelligence93remarkability / 100

Admitted: nationally important Wells Coates architecture with strong live-sale and transaction evidence, subject to auction-pack review.

Independent recognition25/25

Grade II* NHLE designation.

Authorship20/20

Wells Coates is independently identified.

Integrity17/20

Building significance is secure; unit alterations need survey.

Rarity17/20

Large corner unit in a landmark block.

Setting and influence14/15

Defining Brighton seafront modernism.

Data-readiness audit · 89/100

Identity18/20

Unique floor/orientation/area listing; legal unit number withheld.

Market status20/20

Live primary and mirrored listing checked.

Statutory evidence19/20

Exact-building NHLE connected.

Price evidence17/20

Same-building sales with size caveats.

Ownership evidence15/20

Tax and auction costs known; management pack missing.

Independent reasons
  • Grade II* statutory recognition for one of England's key inter-war modern apartment blocks.
  • Wells Coates' early high-rise seafront composition retains exceptional authorship and urban presence.
  • The subject's seventh-floor corner position and 137 m² scale are unusually strong within the building.
Data already strong
  • Live auction terms and area
  • Exact-building statutory identity
  • Two sized same-building sales
  • Licensed exterior with exact coordinates
Data still missing
  • Legal flat/title/UPRN
  • Management pack and major works
  • Direct EPC and bills

Aveno Decision Engine · live model

What does the evidence
change?

Current buyer actionINVESTIGATE — READ THE AUCTION PACK BEFORE BIDDING

The architecture and size are compelling; the non-refundable fee and unknown building liabilities make pack review the price-setting event.

Identity confidence91%

Seventh-floor south/east corner apartment, Embassy Court, Kings Road, Brighton
The live listing's floor, corner orientation, 137 m² area, three bedrooms, balconies and auction terms form a unique marketed identity; the legal flat number remains withheld.

UPRNStill protected
01
Premium test

Is the asking premium supported?

Guide midpoint£450,000£3,285 / m²
versus
Local evidence benchmark£4,182 / m²2 size-known local sales
Subject vs unadjusted evidence-21.5%
ReferenceDateAreaSold£/m²
Flat 31, Embassy Courtsame buildingMay 202483 m²£375,000£4,518Flat 25, Embassy Courtsame buildingFeb 202491 m²£350,000£3,846Current two-bedroom Embassy Court asksame buildingAug 2026—£300,000—
Resulting reference£658,892Not a valuation. It exposes how much premium the evidence must justify.

The references are not a surveyor-selected valuation set. Recency, condition, land, architecture and improvements are not fully adjusted. Aveno shows the gap instead of hiding it behind false precision.

02
True ownership load

The cost after the keys.

Five-year cost above purchase price£132,742–£240,742SDLT + disclosed transaction extras + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Auction reservation fee4.5% of the £450,000 guide, paid in addition; final amount follows the purchase price.£20,250–£20,250verified
Buyer information packCurrent auction particulars disclose £349 including VAT.£349–£349verified
Council taxBrighton & Hove 2026/27 Band F rate.£3,726–£3,726verified
Ground rentCurrent agent disclosure; verify lease demand.£200–£200attributed
Service charge and reservePlaceholder until management accounts and Section 20 notices arrive.£5,000–£12,000modelled
Energy and water137 m² seafront apartment; replace with bills and EPC.£2,500–£5,000modelled
Common fabric and building insuranceGrade II* exposed seafront envelope, lifts and roof reserve.£3,000–£8,000modelled
Interior, glazing and balconiesConsent-sensitive apartment fabric and salt exposure.£3,500–£8,000modelled
Modelled SDLT on recorded consideration£13,513Annual ownership range£17,926–£36,926
03
Claim audit

Marketing claim → buyer consequence.

Evidence readiness89/100

Tap the evidence cards as if the seller supplied them. Aveno recalculates the decision—not the beauty.

PROCEED TO VALUATION
04
Property memory

The home’s price story.

Direct transaction memory is not yet matched.

This history does not prove fair value. It tells the buyer exactly how much of the current price must be explained by market growth, improvements, specification and scarcity.

Official evidence map

What is matched.
What is withheld.

Land Registry can establish sale history; EPC can reveal rated floor area and energy assumptions; Planning Data can surface constraints by UPRN or coordinate. A link alone is never counted as intelligence.

connected

Live listing

£450,000 auction guide; checked 12 Aug 2026

Source ↗connected

Heritage

NHLE 1381645 · Grade II* · Wells Coates

Source ↗connected

Same-building sales

Flat 31 £375k/83 m²; Flat 25 £350k/91 m² in 2024

Source ↗connected

Council tax

Band F · £3,725.87 in 2026/27

Source ↗not matched

Environmental

Property-level flood result not captured

Source ↗

Published / verified

  1. The live EweMove listing shows a £450,000 starting auction guide for a three-bedroom, 137 m² seventh-floor south/east corner apartment with share of freehold.
  2. Historic England identifies Embassy Court as Wells Coates' 1934–36 Grade II* early-modern apartment block.
  3. The auction terms add a non-refundable 4.5% reservation fee, minimum £6,600, plus a £349 buyer pack; the fee is paid in addition to the purchase price.

Investigate next

  1. Read the complete auction legal pack before bidding: title/lease, share certificate, management accounts, reserve, insurance and planned façade/lift/roof works.
  2. Commission a listed-building apartment survey focused on glazing, balconies, water ingress, salt exposure and the interface with common fabric.
  3. Confirm whether the reservation fee forms part of SDLT consideration with the conveyancer, and price the bid from total cash entry rather than the guide.

Still unknown

  1. Legal flat number, title number and UPRN bridge
  2. Current service charge, reserve position, arrears and major-works notices
  3. Direct EPC certificate, actual bills, lease term and internal condition beyond attributed particulars
Primary publisher · visual-rights recordEweMoveOpen original source ↗Open rights-basis evidence ↗

Agent photography, floorplans and screenshots are neither copied nor hotlinked. The visual is an independently licensed exact-building exterior and is explicitly not evidence of the subject interior. Danny P Robinson's exact-building photograph is expressly licensed for commercial reuse under CC BY-SA 2.0 with attribution and licence link. Aveno uses the unaltered remote Commons rendition and records the building-only scope. The card retains its colour field, title and exterior-only rights caption if remote media is unavailable; no broken image element is rendered. Third-party material remains the property of its publisher. The publisher does not endorse Aveno’s independent assessment.

Durable archive record

Versioned evidence.
Every claim traceable.

Record 1.0 · admission policy 2026-08. Facts, attributed claims, estimates and gaps remain separate.

Claim ledger6material claims with state, date and confidence
Source snapshots6typed observations with conflicts preserved
Change log2versioned amendments retained
← Search all homesRead the methodology →