Worthing is a coastal town of approximately 102,000 residents, forming part of the continuous urban strip along the West Sussex coast between Brighton and Littlehampton. The town benefits from direct rail services to London Victoria (75 minutes), Brighton (20 minutes), and good A27/A24 road links. Worthing’s economy spans financial services, technology, life sciences (GlaxoSmithKline, Rayner Lenses), and public sector employers (HMRC, Environment Agency), providing a diversified employment base that underpins consistent rental demand.
Residential Market
Average rents in Worthing currently range from £1,140–£1,325 PCM depending on the source, with gross rental yields around 4.1%. Current BN11 listings show 1-bed flats at £1,100 PCM, 2-bed properties at £1,200–£1,400 PCM, and 3-bed houses at £1,400+ PCM. Worthing remains more affordable than neighbouring Brighton, where average rents exceed £1,833 PCM, and this price differential drives a steady flow of tenants westward along the coast. The Adur and Worthing Growth Deal — a programme of regeneration projects including Teville Gate and Montague Place — is improving the town’s profile and amenities without yet materially inflating property values, preserving the yield advantage. For a development company assessing conversion potential, Worthing’s rental arithmetic strongly favours residential: a brownfield site delivering 7 dwellings at average rents of £1,100–£1,400 PCM would generate aggregate rental income of £92,400–£117,600 PA — substantially above what comparable commercial depot space achieves. The planning context is supportive: Worthing Borough Council has an acknowledged housing shortfall and is actively encouraging residential development, particularly on brownfield sites in the town centre.
Commercial Market
Worthing’s commercial market in BN11 shows a wide range of rents depending on use. Office space ranges from approximately £8–£17 per sq ft PA, with refurbished town centre offices commanding premiums (e.g. Montague Street at £51,000 PA for 6,316 sq ft). Retail rents vary from £833 PCM for small units to £50,000 PA for larger corner premises. Hospitality and leisure uses are active, with pubs and restaurants available at £5,000+ PCM. For depot and workshop premises, demand is limited in a town centre context surrounded by residential. Legacy depot rents in these locations often reflect historic lease terms rather than current market demand for this type of space, which has limited re-letting potential to a similar commercial tenant once existing leases expire. The commercial rental value for such uses is therefore declining in real terms, while the residential development value continues to appreciate.
