Downs Road, Hastings house prices are built from 142 sales lodged with HM Land Registry, the oldest in 1996 and the most recent on 14 Jul 2025. The median price paid across the whole record is £206,000. Across the 10 years from 2011 to 2021 the median moved +95.0% in cash — but once inflation is taken out, the change in 2026 money is +60.8%.
Median price paid
£206,000
Change in cash, 2011–2021
+95.0%
Change in real terms
+60.8%
Median per m²
£2,000
HM Land Registry142 sales23 with floor areaLatest sale 14 Jul 2025
Section 01
How Downs Road, Hastings prices moved
The chart tracks the median Downs Road, Hastings house price for every year with a recorded sale, from 1996 to 2021. 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 | £69,250 | £153,768 |
| 2000s | 3 | £203,225 | £370,216 |
| 2010s | 5 | £234,975 | £331,315 |
| 2020s | 1 | £390,000 | £398,478 |
The highest yearly median on record for Downs Road, Hastings is £390,000 in 2021; the lowest is £60,000 in 1996. Across the full 26-year record the cash median has moved from £60,000 to £390,000.
In 2026 money that first median is worth £130,154, so the real change over the whole record is +278.6% — about +5.47% 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: +95.0% in cash against +60.8% 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 |
|---|---|---|---|---|
| 138 | 14 Jul 2025 | Detached | £425,000 | £434,239 |
| 64 | 27 Jun 2025 | Semi-detached | £385,000 | £393,370 |
| 162 | 28 Feb 2025 | Semi-detached | £380,000 | £388,261 |
| 36 | 18 Dec 2024 | Terraced | £358,000 | £376,701 |
| 11 | 30 Aug 2024 | Detached | £425,000 | £447,201 |
| 190 | 28 Jun 2024 | Semi-detached | £450,000 | £473,507 |
| 38 | 19 Mar 2024 | Terraced | £430,000 | £452,463 |
| 184 | 3 Oct 2023 | Semi-detached | £435,000 | £470,000 |
| 54a | 7 Sep 2023 | Semi-detached | £182,500 | £197,184 |
| 52b | 17 Jul 2023 | Flat or maisonette | £170,000 | £183,678 |
| 176 | 27 Feb 2023 | Semi-detached | £430,000 | £464,598 |
| 54b | 31 Aug 2022 | Flat or maisonette | £192,000 | £222,449 |
| 46 | 18 Feb 2022 | Semi-detached | £535,000 | £619,844 |
| 32 | 28 Jan 2022 | Terraced | £422,000 | £488,924 |
| 182 | 29 Oct 2021 | Semi-detached | £395,499 | £499,690 |
| 54a | 17 Sep 2021 | Semi-detached | £185,000 | £233,737 |
| 158 | 10 Sep 2021 | Semi-detached | £393,000 | £496,532 |
| 17 | 18 Aug 2021 | Semi-detached | £561,000 | £708,790 |
| 19 | 26 Mar 2021 | Semi-detached | £350,000 | £442,204 |
| 178 | 23 Mar 2021 | Semi-detached | £331,000 | £418,199 |
| 162 | 23 Feb 2021 | Semi-detached | £390,000 | £492,742 |
| 148 | 18 Dec 2020 | Detached | £465,000 | £602,066 |
| 164 | 13 Nov 2020 | Semi-detached | £335,000 | £433,747 |
| 174 | 13 Jul 2020 | Semi-detached | £325,000 | £420,799 |
| 72 | 29 Jun 2020 | Detached | £555,000 | £718,595 |
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 Downs Road, Hastings values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 138 Downs Road | £75,000 (1997) | £425,000 (2025) | +6.4% | +3.7% |
| 162 Downs Road | £51,000 (1996) | £380,000 (2025) | +7.2% | +4.4% |
| 190 Downs Road | £229,000 (2012) | £450,000 (2024) | +5.8% | +2.7% |
| 38 Downs Road | £200,000 (2011) | £430,000 (2024) | +6.1% | +3.0% |
| 184 Downs Road | £202,000 (2006) | £435,000 (2023) | +4.6% | +1.6% |
| 54A Downs Road | £35,500 (2000) | £182,500 (2023) | +7.4% | +4.5% |
| 176 Downs Road | £59,500 (1998) | £430,000 (2023) | +8.2% | +5.4% |
| 158 Downs Road | £192,000 (2011) | £393,000 (2021) | +7.4% | +5.4% |
| 19 Downs Road | £67,500 (1999) | £350,000 (2021) | +7.8% | +5.5% |
| 178 Downs Road | £207,000 (2006) | £331,000 (2021) | +3.2% | +0.8% |
| 148 Downs Road | £309,500 (2017) | £465,000 (2020) | +14.5% | +12.6% |
| 164 Downs Road | £66,500 (1998) | £335,000 (2020) | +7.6% | +5.3% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Downs Road, Hastings 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 | 73 | 51.4% | £224,000 | £30,000 – £561,000 |
| Detached | 39 | 27.5% | £200,000 | £59,950 – £555,000 |
| Terraced | 20 | 14.1% | £219,950 | £51,000 – £430,000 |
| Flat or maisonette | 10 | 7.0% | £88,000 | £26,500 – £192,000 |
Section 06
Ownership and new build in Downs Road, Hastings
12 of the sales on record are leasehold and 130 freehold — 8.5% 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 £104,500 and the median freehold sale £218,975 — a gap of +109.5%. 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 | 12 | 8.5% | £104,500 |
| Freehold | 130 | 91.5% | £218,975 |
A further 2 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 Downs Road, Hastings
Every certificate carries an energy efficiency band as well as a floor area. Across Hastings, 42.4% of 57,734 certificates sit in bands A to C, and 4.6% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 190 | 0.3% |
| B | 3,950 | 6.8% |
| C | 20,346 | 35.2% |
| D | 22,617 | 39.2% |
| E | 7,974 | 13.8% |
| F | 1,971 | 3.4% |
| G | 686 | 1.2% |
The Office for National Statistics puts the mean private rent in Hastings at £1,006 a month as of Jun 2026 — £696 for a one-bedroom home and £1,098 for three bedrooms.
Against the median sale of £206,000 here, that rent is a gross yield of 5.86% 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.
Police forces publish every recorded street-level crime. Within a mile of the centre of TN34, 477 crimes were recorded in Jun 2026: 132 violent, 10 burglary, 32 vehicle-related and 138 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 2.9 times busier.
Against the 90,995 residents the 2021 census counted in Hastings, that is 5.24 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around Downs Road, Hastings
The 2021 census counted 90,995 residents in Hastings across 40,451 households. 57.1% of those households own their home and 42.9% rent — a split the sold record cannot show, because only owners appear in it.
5 state and independent schools have a TN34 postcode: 4 primary, 1 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 |
|---|---|---|---|
| Ark Alexandra Academy | Secondary | Academy sponsor led | 1,315 |
| Ark Blacklands Primary Academy | Primary | Academy sponsor led | 623 |
| Sandown Primary School and Nursery | Primary | Community school | 472 |
| Ark Castledown Primary Academy | Primary | Academy sponsor led | 403 |
| Mulberry Baird Primary | Primary | Academy sponsor led | 276 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Ore Rail Station | Rail | 0.7 km |
| Hastings Rail Station | Rail | 0.9 km |
| St Leonards Warrior Square Rail Station | Rail | 1.9 km |
| West St Leonards Rail Station | Rail | 3.2 km |
Section 09
How Downs Road, Hastings compares
The median across the whole archive is £157,500. Downs Road, Hastings sits above that national figure — +30.8%.
Within Hastings the street ranks 155 of 498 by median price, and its median is above the town figure of £143,250 (+43.8%).
Where an EPC floor area could be matched to the sale, the median works out at £2,000 per square metre, across 23 of the 142 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 £26,500 to £561,000. 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.
Downs Road, Hastings sits in Hastings, in the South East.
The Office for National Statistics puts the median home in Hastings at 8.1 times median local earnings of £34,700 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
Streets nearby
- St Helens Road£165,000 median
- Mount Pleasant Road£82,000 median
- Priory Road£110,000 median
- Milward Road£101,500 median
- The Ridge£175,000 median
- Elphinstone Road£157,975 median
- Cornwallis Gardens£76,500 median
- Hughenden Road£90,500 median
- Emmanuel Road£100,000 median
- St Georges Road£106,000 median
- Queens Road£80,000 median
- St Helens Park Road£193,225 median
- Stonefield Road£117,000 median
- Parker Road£144,500 median
- Manor Road£119,750 median
- High Street£169,000 median
Addresses with more than one recorded sale
- 54A Downs Road6 sales
- 162 Downs Road4 sales
- 176 Downs Road4 sales
- 72 Downs Road4 sales
- 12 Downs Road4 sales
- 44 Downs Road4 sales
- 194 Downs Road4 sales
- 38 Downs Road3 sales
- 178 Downs Road3 sales
- 164 Downs Road3 sales
- 174 Downs Road3 sales
- 30 Downs Road3 sales
- 142 Downs Road3 sales
- 26 Downs Road3 sales
- 19A Downs Road3 sales
- 42 Downs Road3 sales
- 180 Downs Road3 sales
- 18A Downs Road3 sales
- 48 Downs Road3 sales
- 138 Downs Road2 sales
- 190 Downs Road2 sales
- 184 Downs Road2 sales
- 158 Downs Road2 sales
- 19 Downs Road2 sales
Back to Hastings house prices.
Quick answers
Common questions about this data
What is the average house price in Downs Road, Hastings?
The median price paid in Downs Road, Hastings across every sale on the register is £206,000. 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 Downs Road, Hastings?
142 sales are on record for Downs Road, Hastings, the most recent completing on 14 Jul 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Downs Road, Hastings house prices actually risen?
In cash, the median rose +95.0% between 2011 and 2021. In 2026 money — that is, after inflation — the change is +60.8%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Downs Road, Hastings house prices at their highest?
The highest yearly median on record is £390,000, set in 2021. 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 Downs Road, Hastings?
£2,000 per square metre, from the 23 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 14 Jul 2025. 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, “Downs Road, Hastings 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.