Preston Park is a family-friendly corner of Brighton wrapped around the city's biggest open green space. Late-Victorian terraces, strong schools, its own train station, and a community that walks its dogs together every morning.
Preston Park in full bloom — early spring on the western lawns.
Free and no-obligation — a realistic figure from real local lets, not a quote to win your business.
Get a valuationPreston Park takes its name from the 63-acre park that defines it — the largest open green space in central Brighton, complete with a velodrome, tennis courts, and a long, sloping lawn that locals colonise in summer. The area wraps around the park on three sides, with quieter family streets to the west and the busier Preston Road artery to the east.
Housing is mostly late-Victorian and Edwardian terraces — three storeys, bay windows, original tile paths still common. Streets like Preston Drove and Stanford Avenue draw families wanting space without leaving central Brighton. The Preston Park / Fiveways neighbourhoods overlap; Fiveways has the local high street with independent shops and a couple of good cafés.
“The velodrome is famously the oldest in the world still in regular use, and the park itself is full of regulars.”
Preston Park station is a short walk from most of the area — direct trains to Brighton (4 minutes), Gatwick (27 minutes), London Victoria (1 hour 2 minutes). London Road station is also nearby. Buses to Brighton centre run frequently along Preston Road. The seafront is about a 30-minute walk through the park and down the hill — or hop on the train back uphill afterwards.
A snapshot from the properties we have comparable data on in Preston Park. Median monthly rent and the typical range for each size of property.
Balfour Primary School is the most-requested local primary. Stanford Junior and Stanford Infants are also in the catchment. Varndean and Dorothy Stringer are the local state secondaries, both with strong reputations and competitive catchments.
Families wanting central Brighton with a real park on their doorstep and access to Stringer/Varndean catchments. Professionals who prefer leafy quiet over the seafront buzz. Cyclists — the velodrome is famously the oldest in the world still in regular use, and the park itself is full of regulars.
Live rents, days-to-let, availability and yields for Preston Park — compiled from comparable properties let through Phillip James and public listings data.
Compiled from comparable lets · updated June 2026
See the full Preston Park rental marketPetals on the grass — Preston Park's cherry blossoms each April.
The velodrome — the oldest in the world still in regular use.
The clock tower at golden hour.
Rose gardens and the pavilion cafe.
Yellow roses in the dawn light of early summer.
The walled garden in high summer.
The rockery — Brighton's largest municipal rock garden.
The west lawn, with the BN1 terraces lining the horizon.
One of the park's tree-lined walking paths in autumn.
The pavilion — listed and back in use after restoration.
The Victorian fish fountain in the rockery pond.
Pampas grasses by the southern entrance.
The park's grey squirrels — most active on autumn mornings.
The petanque pitch — open to all, club nights on Wednesdays.
Picturehouse's outdoor summer cinema in the park.
The London Road viaduct just beyond the park's eastern boundary.
If your question isn’t here, the lettings team know these streets and the market by heart. Ask them anything.
Ask the teamBased on rental and let-agreed transactions and active listings in this area, calculated by Phillip James — Independent Letting Agents across the Sussex coast since 2008, combined with public listings data.
Based on rental and let-agreed transactions and active listings in this area, calculated by Phillip James — Independent Letting Agents across the Sussex coast since 2008, combined with public listings data.
Based on rental and let-agreed transactions and active listings in this area, calculated by Phillip James — Independent Letting Agents across the Sussex coast since 2008, combined with public listings data.
Based on rental and let-agreed transactions and active listings in this area, calculated by Phillip James — Independent Letting Agents across the Sussex coast since 2008, combined with public listings data.
Based on rental and let-agreed transactions and active listings in this area, calculated by Phillip James — Independent Letting Agents across the Sussex coast since 2008, combined with public listings data.
Fiveways is the family-led neighbourhood between Preston Park and the South Downs — Edwardian terraces on quiet streets, a proper local high street, and access to two of Brighton's most-requested state secondaries.
Patcham is north Brighton's quietly suburban edge — interwar semis, very strong primary schools, easy A23 access to London, and BN1 prestige without paying central-Brighton prices.
Seven Dials is a small village-feeling neighbourhood north of Brighton station — a six-road junction with independent shops, leafy residential streets behind, and one of the easiest commutes into central Brighton or up to London.
The North Laine is the warren of narrow streets between Brighton station and the seafront — independent shops, cafés, vintage stores, and small flats above. Tight rental market, eclectic mix of residents, and the most concentrated dose of "Brighton" character anywhere in the city.
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