Short-term letting in Sussex: Brighton, Chichester and the South Downs

A county of two coasts and the Downs

Sussex packs very different markets into a short stretch of the Channel. Brighton and Hove brings city breaks, hen and stag weekends, conferences and a busy festival calendar. West Sussex trades on Chichester Harbour, the Witterings and the Goodwood events, while the South Downs pull walkers and cyclists all year. Eastbourne, Rye and the Hastings old town have their own loyal visitors. A seafront flat in Hove and a flint cottage near Arundel are not the same business, and they should not be priced or managed as if they were.

Where the rules stand

Nothing in Sussex requires a short-let licence today, and England's national register is not live yet: ministers announced on 3 September 2026 that it should be running by March 2027. Planning is the real test. Without a dedicated use class, each planning authority decides whether letting a whole home to a succession of visitors is a material change of use, looking at frequency, noise and the effect on neighbours. Inside the South Downs National Park, that judgement belongs to the park authority, not the district.

Local taxes

Since April 2025, English councils may add up to 100% to the council tax on furnished homes that are nobody's main residence. Brighton and Hove, Chichester, Wealden, Rother and the other Sussex authorities each set their own policy, so the bill depends on where the property sits. A let that meets the business-rates test (available 140 nights, let 70) moves to the non-domestic side, where small business rate relief may apply.

Our advice for Sussex owners

For flats, read the lease before anything else: many Brighton blocks prohibit short letting or business use, and managing agents enforce it. Think about neighbours from day one, with clear house rules and a firm stance on parties, because complaints are what bring planning enforcement. For rural properties, plan changeovers around the Goodwood and festival peaks rather than discovering the pressure on cleaners the week before. Tell us about the property: we study every request and tell you honestly whether and how we can help.

Opera, bonfires and cliffs

Glyndebourne's opera season near Lewes brings an audience in evening dress who often want a nearby house to return to after late performances. Lewes itself hosts the most famous bonfire night in England each November, when the town closes to traffic and accommodation fills far ahead. Brighton's Pride in August is one of the largest in the country, and the Amex Stadium at Falmer, beside the University of Sussex, adds football and student visits. Gatwick Airport, near Crawley, creates demand for early flights.

The coast between Eastbourne and Seaford is dominated by the Seven Sisters, Cuckmere Haven and Beachy Head, and walkers come from far for the view. Eastbourne's international tennis tournament precedes Wimbledon in June. Bodiam Castle, Battle Abbey on the site of the battle of 1066, Petworth House and the Chichester Festival Theatre give heritage and culture guests choice across both counties. Camber Sands near Rye is busy on hot weekends.

Owner considerations

• On Lewes bonfire night, access by car is very restricted; tell guests in advance.
• Glyndebourne guests appreciate late self check-in and a quiet street.
• Clifftop walks are dangerous near unstable edges; a short safety note in the house guide is wise.