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For Sale

46 Upper Rock Gardens,
East Sussex,

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Hotels and Guest Houses

4,200 Sq Ft (390.18 Sq M)

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  • Brighton hotel For Sale
  • Possibility to configure to self-contained holiday apartments
  • 14 letting rooms + spa
  • 2 garages to rear
  • Close to the seafront and city centre
  • Freehold - Offers invited at £1,275,000


Introducing a truly remarkable opportunity to own a stunning 5-storey Edwardian building nestled on a picturesque tree-lined avenue in Upper Rock Gardens. This exceptional property offers an unbeatable location, just steps away from Brighton's most cherished landmarks, including the beach, Brighton Palace Pier, Sea Life Centre, Churchill Square Shopping Centre, the iconic Infamous Lanes, the bustling Conference Centre, and the recreational haven of Queens Park.


The current owners have given this building a comprehensive refurbishment, elevating its standard from 3 stars to an impressive 4-star rating. Recent enhancements include new flat roofs, boasting a 25-year guarantee, as well as the conversion of the former breakfast area into a highly regarded spa. This separate tenant entity has the highest online reputation for spas in all of Brighton. An incoming buyer has the option to retain the tenant or explore new possibilities for this space.

There is a total of 13 letting rooms, each offering a delightful blend of comfort and style. In addition there is a self-contained apartment suite with a private garden. The allure of this property extends beyond its exquisite interiors and at the rear, two sought-after garages await, providing secure parking options that are highly coveted in this prime location.

Don't miss this exclusive opportunity to own a piece of Brighton's history and hospitality. Embrace the potential and seize this chance to create a legacy in a city renowned for its charm and vibrancy.


Brighton hotel freehold for sale


Lower ground floor
Room 12 - Family en suite.
Letting suite or owners accommodation - Bedroom, lounge, bathroom, kitchen and courtyard.
Beauticians rooms which can be transferred into a letting room + en suite.
Storage cupboards.

Ground floor
Room 1 - Double en suite.
Room 1a - Double en suite.

First floor
Room 2 - Double en suite.
Room 3 - Triple en suite.
Room 4 - Double en suite.
Room 5 - Single.

Second floor
Room 6 - Triple en suite.
Room 7 - Triple en suite.
Room 8 - Single.
Shower room and WC - used by rooms 5 & 8.

Third floor
Room 9 - Double en suite.
Room 10 - Family Room.
Shower room and WC - used by rooms 9 & 10.


The property is and has traded as a guest house/hotel many years. We therefore assume C1 (Hotel) use class to apply.

Interested parties should make their own planning enquiries and satisfy themselves in this regard.


Rents and prices are quoted exclusive of, but may be subject to VAT.

Legal Fees

Each party to bear their own legal costs incurred.



For sale with vacant possession with offers invited in the region of £1,275,000.

The current spa operator would be happy to stay by way of a lease (to be agreed) at a rent of £6,000 per annum, but can also vacate if required.

Rateable Value / Council Tax Band

Rateable Value 2023: £21,500.

Should you require further information on Business Rates, please contact our in house rating surveyor Daniel Green (

Energy Performance Rating

We understand the property to have an EPC rating of D (90).

Will Thomas

01273 740398 Email

Aaron Lees

01273 740387 Email