Upper Close, Forest Row house prices are built from 93 sales lodged with HM Land Registry, the oldest in 1996 and the most recent on 13 Feb 2026. The median price paid across the whole record is £240,000. Across the 10 years from 1998 to 2008 the median moved +190.7% in cash — but once inflation is taken out, the change in 2026 money is +135.3%.
Median price paid
£240,000
Change in cash, 1998–2008
+190.7%
Change in real terms
+135.3%
Median per m²
£3,074
HM Land Registry93 sales18 with floor areaLatest sale 13 Feb 2026
Section 01
How Upper Close, Forest Row prices moved
The chart tracks the median Upper Close, Forest Row house price for every year with a recorded sale, from 1996 to 2008. 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 | 4 | £112,500 | £249,803 |
| 2000s | 4 | £263,000 | £479,109 |
The highest yearly median on record for Upper Close, Forest Row is £327,000 in 2008; the lowest is £79,500 in 1996. Across the full 13-year record the cash median has moved from £79,500 to £327,000.
In 2026 money that first median is worth £172,454, so the real change over the whole record is +218.3% — about +10.13% 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: +190.7% in cash against +135.3% 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 |
|---|---|---|---|---|
| 56 | 13 Feb 2026 | Semi-detached | £565,000 | £565,000 |
| 42 | 5 Sep 2025 | Semi-detached | £525,000 | £536,413 |
| 30 | 9 May 2024 | Terraced | £464,000 | £488,239 |
| 66 | 3 May 2024 | Detached | £480,000 | £505,075 |
| 64 | 17 Apr 2024 | Detached | £510,000 | £536,642 |
| 36 | 2 Feb 2024 | Semi-detached | £300,000 | £315,672 |
| 8 | 25 Sep 2023 | Semi-detached | £450,000 | £486,207 |
| 24 | 14 Jul 2023 | Semi-detached | £370,000 | £399,770 |
| 70 | 16 Feb 2023 | Detached | £490,000 | £529,425 |
| 48 | 11 Nov 2022 | Semi-detached | £423,000 | £490,082 |
| 51 | 5 Aug 2022 | Detached | £630,000 | £729,910 |
| 34a | 30 Jun 2021 | Detached | £459,450 | £580,488 |
| 63 | 28 Jun 2021 | Semi-detached | £725,000 | £915,995 |
| 49 | 28 May 2021 | Semi-detached | £510,000 | £644,355 |
| 35 | 20 Sep 2019 | Semi-detached | £300,000 | £392,393 |
| 22 | 24 Jul 2019 | Semi-detached | £280,000 | £366,234 |
| 7 | 7 Mar 2019 | Semi-detached | £420,000 | £549,351 |
| 14 | 8 Feb 2019 | Semi-detached | £300,000 | £392,393 |
| 30 | 26 Oct 2018 | Terraced | £296,000 | £394,480 |
| 62 | 12 Oct 2018 | Semi-detached | £160,000 | £213,233 |
| 68 | 30 Aug 2017 | Detached | £430,000 | £585,232 |
| 3 | 5 Feb 2016 | Semi-detached | £352,500 | £492,104 |
| 60 | 13 Nov 2015 | Semi-detached | £316,500 | £446,265 |
| 41 | 31 Jul 2014 | Semi-detached | £395,000 | £566,582 |
| 25 | 25 Jul 2014 | Semi-detached | £110,000 | £157,782 |
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 Upper Close, Forest Row values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 56 Upper Close | £63,000 (1996) | £565,000 (2026) | +7.6% | +4.8% |
| 42 Upper Close | £150,000 (2002) | £525,000 (2025) | +5.6% | +2.7% |
| 30 Upper Close | £296,000 (2018) | £464,000 (2024) | +7.8% | +3.6% |
| 66 Upper Close | £140,000 (2000) | £480,000 (2024) | +5.3% | +2.5% |
| 64 Upper Close | £98,000 (1995) | £510,000 (2024) | +5.9% | +3.2% |
| 8 Upper Close | £175,950 (2004) | £450,000 (2023) | +5.1% | +2.1% |
| 70 Upper Close | £380,000 (2008) | £490,000 (2023) | +1.7% | -1.2% |
| 51 Upper Close | £165,000 (2000) | £630,000 (2022) | +6.3% | +3.7% |
| 49 Upper Close | £267,000 (2007) | £510,000 (2021) | +4.7% | +2.4% |
| 35 Upper Close | £139,000 (2002) | £300,000 (2019) | +4.6% | +2.3% |
| 7 Upper Close | £307,500 (2007) | £420,000 (2019) | +2.6% | +0.2% |
| 14 Upper Close | £119,950 (1997) | £300,000 (2019) | +4.3% | +2.0% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Upper Close, Forest Row 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 |
|---|---|---|---|---|
| Semi-detached | 65 | 69.9% | £240,000 | £63,000 – £725,000 |
| Detached | 20 | 21.5% | £282,050 | £98,000 – £630,000 |
| Terraced | 8 | 8.6% | £215,000 | £79,500 – £464,000 |
Section 06
Ownership and new build in Upper Close, Forest Row
0 of the sales on record are leasehold and 93 freehold — 0.0% 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.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 0 | 0.0% | — |
| Freehold | 93 | 100.0% | £240,000 |
A further 3 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 09
How Upper Close, Forest Row compares
The median across the whole archive is £157,500. Upper Close, Forest Row sits above that national figure — +52.4%.
Within Forest Row the street ranks 42 of 54 by median price, and its median is below the town figure of £289,950 (-17.2%).
Where an EPC floor area could be matched to the sale, the median works out at £3,074 per square metre, across 18 of the 93 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 £63,000 to £725,000. 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.
Section 10
Nearby on the record
Streets nearby
- Hartfield Road£190,000 median
- Lewes Road£270,000 median
- Freshfield Bank£306,500 median
- Priory Road£427,500 median
- Highgate Road£329,950 median
- Medway Drive£194,500 median
- Chapel Lane£507,500 median
- Park Road£730,000 median
- Lower Road£192,500 median
- Swans Ghyll£151,500 median
- Park Crescent£350,000 median
- Walhatch Close£450,000 median
- Tompsets Bank£646,364 median
- Post Horn Lane£250,000 median
- Ashdown Road£457,500 median
- London Road£297,500 median
Addresses with more than one recorded sale
- 8 Upper Close4 sales
- 56 Upper Close3 sales
- 51 Upper Close3 sales
- 35 Upper Close3 sales
- 60 Upper Close3 sales
- 34 Upper Close3 sales
- 55 Upper Close3 sales
- 26 Upper Close3 sales
- HIGHWAYS COTTAGE Upper Close3 sales
- 42 Upper Close2 sales
- 30 Upper Close2 sales
- 66 Upper Close2 sales
- 64 Upper Close2 sales
- 70 Upper Close2 sales
- 49 Upper Close2 sales
- 7 Upper Close2 sales
- 14 Upper Close2 sales
- 41 Upper Close2 sales
- 12 Upper Close2 sales
- 40 Upper Close2 sales
- 33 Upper Close2 sales
- 57 Upper Close2 sales
- 20 Upper Close2 sales
- 11 Upper Close2 sales
Back to Forest Row house prices.
Quick answers
Common questions about this data
What is the average house price in Upper Close, Forest Row?
The median price paid in Upper Close, Forest Row across every sale on the register is £240,000. 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 Upper Close, Forest Row?
93 sales are on record for Upper Close, Forest Row, the most recent completing on 13 Feb 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Upper Close, Forest Row house prices actually risen?
In cash, the median rose +190.7% between 1998 and 2008. In 2026 money — that is, after inflation — the change is +135.3%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Upper Close, Forest Row house prices at their highest?
The highest yearly median on record is £327,000, set in 2008. 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 Upper Close, Forest Row?
£3,074 per square metre, from the 18 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 13 Feb 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, “Upper Close, Forest Row 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.