BN8 house prices are built from 7,453 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 11 Jun 2026. The median price paid across the whole record is £290,000. Across the 10 years from 2016 to 2026 the median moved +23.6% in cash — but once inflation is taken out, the change in 2026 money is -11.5%.
Median price paid
£290,000
Change in cash, 2016–2026
+23.6%
Change in real terms
-11.5%
Median per m²
£4,220
HM Land Registry7,453 sales243 with floor areaLatest sale 11 Jun 2026
Section 01
How BN8 prices moved
The chart tracks the median BN8 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £91,000 | £202,063 |
| 2000s | 10 | £246,025 | £448,185 |
| 2010s | 10 | £350,000 | £493,500 |
| 2020s | 7 | £480,000 | £490,435 |
The highest yearly median on record for BN8 is £500,000 in 2025; the lowest is £81,250 in 1995. Across the full 32-year record the cash median has moved from £81,250 to £432,500.
In 2026 money that first median is worth £180,413, so the real change over the whole record is +139.7% — about +2.86% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +23.6% in cash against -11.5% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 5 Rushey Close | 11 Jun 2026 | Semi-detached | £500,000 | £500,000 |
| 42 New Heritage Way | 4 Jun 2026 | Detached | £540,000 | £540,000 |
| 3 Broyle Paddock | 3 Jun 2026 | Semi-detached | £400,000 | £400,000 |
| 7 Mill Road | 1 Jun 2026 | Terraced | £490,000 | £490,000 |
| 20 Whitegates Close | 1 Jun 2026 | Terraced | £260,000 | £260,000 |
| LABURNUM HOUSE Lewes Road | 22 May 2026 | Terraced | £470,000 | £470,000 |
| 24 Oakmede Way | 21 May 2026 | Semi-detached | £430,000 | £430,000 |
| 19 Elphick Road | 21 May 2026 | Semi-detached | £295,000 | £295,000 |
| MILLFIELD COTTAGE South Rough | 20 May 2026 | Detached | £625,000 | £625,000 |
| 25 Chatfield Close | 20 May 2026 | Terraced | £281,250 | £281,250 |
| 8 Woodland View | 18 May 2026 | Detached | £470,000 | £470,000 |
| BIRCH HOLLOW Lower Station Road | 15 May 2026 | Detached | £985,000 | £985,000 |
| PAYGATE COTTAGE Cow Lane | 15 May 2026 | Detached | £800,000 | £800,000 |
| 9 the Elms | 14 May 2026 | Detached | £720,000 | £720,000 |
| CHURCH FARM COTTAGE Church Lane | 12 May 2026 | Detached | £1,280,000 | £1,280,000 |
| 2 High Street | 1 May 2026 | Terraced | £435,000 | £435,000 |
| 53 Bevernbridge Cottages | 1 May 2026 | Terraced | £325,000 | £325,000 |
| FLAT B 1 Gladstone Buildings | 1 May 2026 | Flat or maisonette | £260,000 | £260,000 |
| The Gate House | 24 Apr 2026 | Detached | £400,000 | £400,000 |
| 20 High Street | 23 Apr 2026 | Detached | £780,000 | £780,000 |
| NEWLANDS Jackies Lane | 16 Apr 2026 | Detached | £415,000 | £415,000 |
| TIMBERLEA Lower Station Road | 13 Apr 2026 | Detached | £760,750 | £760,750 |
| LAMORE Broyle Lane | 13 Apr 2026 | Semi-detached | £440,000 | £440,000 |
| 4 Godden Road | 13 Apr 2026 | Semi-detached | £426,250 | £426,250 |
| 27 Greater Paddock | 10 Apr 2026 | Detached | £440,000 | £440,000 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to BN8 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 5 Rushey Close | £83,950 (1997) | £500,000 (2026) | +6.3% | +3.6% |
| 42 New Heritage Way | £384,995 (2010) | £540,000 (2026) | +2.1% | -0.8% |
| 3 Broyle Paddock | £89,500 (1997) | £400,000 (2026) | +5.3% | +2.6% |
| 20 Whitegates Close | £52,000 (1995) | £260,000 (2026) | +5.3% | +2.7% |
| 7 Mill Road | £200,000 (2012) | £490,000 (2026) | +6.6% | +3.6% |
| LABURNUM HOUSE Lewes Road | £65,000 (1996) | £470,000 (2026) | +6.8% | +4.1% |
| 24 Oakmede Way | £78,500 (1996) | £430,000 (2026) | +5.8% | +3.1% |
| 19 Elphick Road | £36,450 (2002) | £295,000 (2026) | +9.1% | +6.2% |
| 25 Chatfield Close | £213,750 (2018) | £281,250 (2026) | +3.5% | -0.2% |
| 8 Woodland View | £480,000 (2021) | £470,000 (2026) | -0.4% | -5.0% |
| BIRCH HOLLOW Lower Station Road | £185,000 (1998) | £985,000 (2026) | +6.2% | +3.4% |
| PAYGATE COTTAGE Cow Lane | £370,014 (2015) | £800,000 (2026) | +7.3% | +4.0% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. BN8 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Detached | 3,180 | 42.7% | £420,000 | £15,000 – £5,000,000 |
| Semi-detached | 2,408 | 32.3% | £250,000 | £16,500 – £1,210,000 |
| Terraced | 1,331 | 17.9% | £225,000 | £11,390 – £1,030,000 |
| Flat or maisonette | 534 | 7.2% | £162,000 | £12,000 – £1,050,000 |
Section 05
How big homes are in BN8
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 1,959 certificates cover BN8, and their median floor area is 96 m².
The median across the whole register is 76 m², so homes here are larger than average — +26.3%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 96 m² | about 1,033 sq ft |
| Smaller quarter, up to | 74 m² | about 797 sq ft |
| Larger quarter, from | 141 m² | about 1,518 sq ft |
| Under 60 m² | 12.7% | 249 homes |
| 150 m² and over | 22.5% | 440 homes |
Section 06
Ownership and new build in BN8
534 of the sales on record are leasehold and 6,919 freehold — 7.2% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £159,975 and the median freehold sale £300,000 — a gap of +87.5%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 534 | 7.2% | £159,975 |
| Freehold | 6,919 | 92.8% | £300,000 |
| New build | 665 | 8.9% | £414,995 |
| Existing home | 6,788 | 91.1% | £281,962 |
New builds sold for more than the median existing home — +47.2%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 329 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in BN8
Every certificate carries an energy efficiency band as well as a floor area. Across Lewes, 42.2% of 49,257 certificates sit in bands A to C, and 5.0% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 292 | 0.6% |
| B | 5,294 | 10.7% |
| C | 15,189 | 30.8% |
| D | 18,836 | 38.2% |
| E | 7,179 | 14.6% |
| F | 1,948 | 4.0% |
| G | 519 | 1.1% |
The Office for National Statistics puts the mean private rent in Lewes at £1,323 a month as of Jun 2026 — £917 for a one-bedroom home and £1,495 for three bedrooms.
Against the median sale of £290,000 here, that rent is a gross yield of 5.47% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
No street-level crime was published for BN8 in Jun 2026. Several forces do not supply street-level data to police.uk, so this is a gap in the source rather than a crime-free month — and printing a zero would say something the data does not.
Section 08
The neighbourhood around BN8
The 2021 census counted 99,905 residents in Lewes across 43,688 households. 72.1% of those households own their home and 27.8% rent — a split the sold record cannot show, because only owners appear in it.
11 state and independent schools have a BN8 postcode: 9 primary, 2 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Chailey School | Secondary | Community school | 862 |
| King's Academy Ringmer | Secondary | Academy converter | 659 |
| Ringmer Primary and Nursery School | Primary | Academy converter | 359 |
| Newick Church of England Primary School | Primary | Academy converter | 217 |
| Barcombe Church of England Primary School | Primary | Voluntary controlled school | 132 |
| Chailey St Peter's Church of England Primary School | Primary | Voluntary controlled school | 104 |
| Chiddingly Primary School | Primary | Community school | 103 |
| Hamsey Community Primary School | Primary | Community school | 99 |
| East Hoathly CofE Primary School | Primary | Voluntary controlled school | 73 |
| Laughton Community Primary School | Primary | Community school | 69 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Cooksbridge Rail Station | Rail | 4.6 km |
| Lewes Rail Station | Rail | 5.9 km |
| Uckfield Rail Station | Rail | 6.5 km |
| Glynde Rail Station | Rail | 6.5 km |
Section 09
How BN8 compares
The median across the whole archive is £157,500. BN8 sits above that national figure — +84.1%.
Where an EPC floor area could be matched to the sale, the median works out at £4,220 per square metre, across 243 of the 7,453 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £11,390 to £5,000,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
BN8 sits in Lewes, in the South East.
The Office for National Statistics puts the median home in Lewes at 9.7 times median local earnings of £39,798 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Sectors inside BN8
The closest districts
- BN75.8 km · £250,000
- TN228.0 km · £242,000
- RH1513.6 km · £215,000
- RH1614.1 km · £240,000
- BN614.7 km · £300,000
- BN214.9 km · £198,000
- BN2715.6 km · £195,000
- BN115.8 km · £205,000
This district mostly covers Lewes.
Quick answers
Common questions about this data
What is the average house price in BN8?
The median price paid in BN8 across every sale on the register is £290,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in BN8?
7,453 sales are on record for BN8, the most recent completing on 11 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have BN8 house prices actually risen?
In cash, the median rose +23.6% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -11.5%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were BN8 house prices at their highest?
The highest yearly median on record is £500,000, set in 2025. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in BN8?
£4,220 per square metre, from the 243 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 11 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “BN8 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.