GFF, 12 Preston Park Avenue, Brighton

Description Knight & knoxley are delighted to present this extraordinary ground-floor residence on Preston Park Avenue, where the grandeur of Brighton's period architecture meets thoughtful contemporary design and an almost unexpected abundance of outdoor space.

Set within an imposing red-brick period building, the property combines beautifully proportioned rooms, remarkable original detailing and a more modern garden-facing wing, with approximately 631 sq.

M of garden space extending behind the house.

With Preston Park immediately opposite, this is a home that offers an unusual balance of architectural character, generous accommodation and a wonderfully secluded connection to nature.

Approached along a leafy driveway, the building makes an immediate impression.

Its richly detailed brickwork, arched entrance and original tiled steps speak to the craftsmanship of its era, while the mature planting surrounding the property provides an attractive sense of privacy.

Inside, the atmosphere is equally distinctive.

The entrance hallway retains its original cornicing, doors and dado panelling, with an exceptional section of timber panelling, decorative glazed screens and overhead glazing creating a memorable introduction to the accommodation.

The principal bedroom occupies the front of the property and is a room of spectacular proportions.

A beautiful bay window frames a leafy outlook towards Preston Park, bringing greenery and natural light into an already impressive space.

Elaborate period cornicing, an ornamental frieze, picture rails and a striking original fireplace reflect the craftsmanship of the building, while cast-iron radiators and a thick-pile Yorkshire wool carpet add warmth and comfort.

The soft green colour palette complements the architectural detailing, creating a bedroom that feels both grand and wonderfully restful.

The principal living room is positioned towards the rear, enjoying a more secluded outlook over the garden.

This is another beautifully proportioned room, distinguished by its magnificent cornicing, decorative frieze, picture rails, ornate ceiling and elaborate door casings.

A large bay window, framed by traditional dado panelling, draws the garden into view, while an elegant fireplace provides a natural focal point.

The softly textured, blush-toned exposed plaster walls lend warmth to the space, allowing its extraordinary period detailing to remain the centre of attention.

Beneath the wool carpet, a 20mm-deep, three-part acoustic mat provides additional sound insulation, a considered improvement that reflects the attention given to both the character and comfort of the home.

Moving towards the rear, the architecture begins to change.

The formal proportions and rich ornamentation of the principal rooms give way to a more contemporary arrangement, where dining, cooking and the garden become closely connected.

The dining room provides an inviting space for everyday living and entertaining, centred around a Portland stone fireplace housing a wood-burning stove.

Double-glazed sash windows bring in natural light, while the room's soundproofed ceiling cavity and carefully designed light tray demonstrate the thought behind its renovation.

Warm timber flooring and understated finishes create a comfortable transition between the original building and the contemporary kitchen beyond.

The kitchen is a particularly individual space, designed around a bespoke combination of elm and stainless steel.

The natural warmth of the timber contrasts beautifully with the clean, practical stainless-steel cabinetry and work surfaces, creating an aesthetic that feels both architectural and entirely personal.

A freestanding gas-fired aga cooker with electric ovens provides a substantial centrepiece, while double-glazed sash windows introduce further natural light.

The polished concrete floor incorporates underfloor heating, and a considered lighting scheme combines a light tray with overhead and side lighting.

Perhaps the kitchen's most appealing feature is its connection to the outside.

Full-height, triple-glazed Solarlux oak and aluminium bifold doors open across the rear elevation, allowing the room to extend naturally into the courtyard.

On warmer days, the distinction between indoors and out becomes wonderfully blurred, with the planted garden providing an ever-changing backdrop to everyday life.

A separate rear hallway introduces further examples of the property's considered specification, including extra-wide, handmade solid oak doors and an Internorm double-glazed window.

A premium Pirnar external door incorporates triple-glazed safety glass and an illuminated, full-length recessed external handle, adding a distinctly contemporary detail.

Beyond lies the garden bedroom, a wonderfully versatile second bedroom enjoying a direct relationship with the courtyard.

Generously proportioned and fitted with underfloor heating, the room features full-length, double-glazed Solarlux oak and aluminium bifold doors which open onto the outside space.

The broad expanse of glazing makes the garden an integral part of the room, offering a peaceful retreat that feels quite different from the more formal accommodation at the front of the property.

An en-suite bathroom provides a walk-in shower, underfloor heating, Internorm double-glazed windows and a WC with integrated bidet jet spray.

The accommodation is completed by a separate family bathroom positioned towards the middle of the home, fitted with a Bette Free rectangular bath and shower, with a large sash window providing natural light, alongside a separate WC.

The gardens are, without question, one of the property's defining features. In a city where outdoor space is so often limited, the sheer extent and variety of the land here is remarkable.

The courtyard measures approximately 11.2m x 6.41m, creating a generous outdoor extension of the kitchen and garden bedroom, with space for dining, entertaining and enjoying the surroundings in complete contrast to the bustle of the city beyond.

From here, the garden continues into an extraordinarily substantial, established landscape measuring approximately 34.5m x 16.2m.

Together, the courtyard and rear garden extend to approximately 631 sq. M, offering an exceptional amount of outdoor space for such a central Brighton location.

Mature trees, layered planting and established herbaceous borders create an almost woodland-like atmosphere, with winding pathways and natural stone steps connecting different areas.

A large pond forms a beautiful focal point, attracting wildlife and adding to the garden's peaceful, natural character.

Vegetable beds, a greenhouse and dedicated growing areas offer opportunities for those who enjoy gardening and growing their own produce, while a separate barbecue and seating area provides a wonderful setting for gathering with friends and family beneath the trees.

Rather than a conventional landscaped garden, this is a space that has developed its own character over time.

There are places for entertaining, growing, exploring and simply sitting quietly, surrounded by mature greenery.

It offers a rare sense of freedom and connection to nature, particularly remarkable when considering the property's proximity to the heart of Brighton.

The property also benefits from a separate garage/ workshop, extending to approximately 30 feet in length, providing valuable space for storage, bicycles, practical projects or workshop use.

Behind the architectural character is a substantial programme of practical improvements.

The property was rewired in 2019 and benefits from an independent water supply, separate from the other apartments, with good water pressure.

The plumbing has been designed to allow either shower to operate without changes in temperature or pressure when the other shower or kitchen tap is turned on.

A solar thermal installation provides a further considered addition to the home's specification.

The rear of the property was redecorated in 2024, and the rear bay roof has also been stripped and replaced.

Preston Park Avenue is in the Preston Park Conservation Area, a highly sought-after part of Brighton, especially among families, attracted by the excellent local primary and secondary schools.

Preston Park, right on your doorstep, is a wonderful recreational space with two cafés, a children's playground, expansive lawns and gardens, a velodrome, and tennis courts.

Florence Road Market runs on Saturdays, and the Florence Road Café serves coffee and sells fresh bread and vegetable boxes during the week.

Preston Drove offers various local amenities, including shops and cafés, and your local pubs are the Park View and The Preston Park Tavern.

It's only a short stroll to the Duke of York's Picturehouse at Preston Circus, showing a wide variety of films.

London Road, Brighton, and Preston Park stations are all within walking distance, excellent for commuters. Buses to the city centre run regularly from just around the corner.

The A23 and A27 provide easy road access out of Brighton.

Downs Infant and Junior Schools, Stanford Infants and Juniors, and Balfour Primary are all within walking distance, as are Dorothy Stringer and Varndean secondary schools.

Varndean also has a sixth-form college, meaning all age groups are well catered for. What makes this property so compelling is the contrast it offers.

Behind the imposing period façade are rooms of genuine architectural significance, alongside carefully conceived modern spaces that open towards one of the most extraordinary gardens of its kind in this part of Brighton.

It is a home that combines the beauty of the past with the practical comforts of contemporary living, offering space, individuality and a connection to the outdoors that is seldom found in such a central setting.

Council Tax Band: D Tenure: Share of Freehold Ground Rent: £0 per year