The Willows, Sittingbourne house prices are built from 187 sales lodged with HM Land Registry, the oldest in 1996 and the most recent on 29 May 2026. The median price paid across the whole record is £142,000. Across the 10 years from 2015 to 2025 the median moved +67.1% in cash — but once inflation is taken out, the change in 2026 money is +21.1%.
Median price paid
£142,000
Change in cash, 2015–2025
+67.1%
Change in real terms
+21.1%
HM Land Registry187 salesLatest sale 29 May 2026
Section 01
How The Willows, Sittingbourne prices moved
The chart tracks the median The Willows, Sittingbourne house price for every year with a recorded sale, from 1996 to 2025. 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 | £53,000 | £117,685 |
| 2000s | 9 | £137,500 | £250,484 |
| 2010s | 5 | £179,500 | £253,095 |
| 2020s | 4 | £275,000 | £280,978 |
The highest yearly median on record for The Willows, Sittingbourne is £300,000 in 2025; the lowest is £48,750 in 1996. Across the full 30-year record the cash median has moved from £48,750 to £300,000.
In 2026 money that first median is worth £105,750, so the real change over the whole record is +189.9% — about +3.74% 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: +67.1% in cash against +21.1% 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 |
|---|---|---|---|---|
| 36 | 29 May 2026 | Semi-detached | £262,500 | £262,500 |
| 70 | 13 May 2026 | Terraced | £320,000 | £320,000 |
| 24 | 25 Mar 2026 | Detached | £570,000 | £570,000 |
| 16 | 6 Feb 2026 | Detached | £395,000 | £395,000 |
| 14 | 21 Nov 2025 | Detached | £505,000 | £515,978 |
| 50 | 18 Sep 2025 | Terraced | £282,500 | £288,641 |
| 3 | 29 Aug 2025 | Detached | £340,000 | £347,391 |
| 3 | 15 Aug 2025 | Terraced | £300,000 | £306,522 |
| 78 | 28 Mar 2025 | Terraced | £295,000 | £301,413 |
| 1 | 24 Jan 2025 | Terraced | £300,000 | £306,522 |
| 5 | 31 Oct 2024 | Detached | £370,000 | £389,328 |
| 66 | 11 Oct 2024 | Terraced | £272,000 | £286,209 |
| 21 | 25 Oct 2023 | Terraced | £310,000 | £334,943 |
| 41 | 30 Aug 2023 | Terraced | £275,000 | £297,126 |
| 8 | 3 Apr 2023 | Terraced | £265,000 | £286,322 |
| 60 | 23 Mar 2023 | Terraced | £295,000 | £318,736 |
| 17 | 27 Jan 2023 | Terraced | £261,397 | £282,429 |
| 68 | 21 Sep 2022 | Terraced | £282,000 | £326,721 |
| 23 | 22 Jul 2022 | Terraced | £295,000 | £341,783 |
| 24 | 27 May 2022 | Detached | £610,000 | £706,738 |
| 27 | 29 Apr 2022 | Terraced | £272,000 | £315,136 |
| 30 | 28 Jan 2022 | Semi-detached | £420,000 | £486,606 |
| 34 | 16 Nov 2021 | Terraced | £255,000 | £322,177 |
| 56 | 6 Oct 2021 | Terraced | £255,000 | £322,177 |
| 1 | 27 Aug 2021 | Terraced | £240,000 | £303,226 |
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 The Willows, Sittingbourne values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 36 the Willows | £56,000 (1997) | £262,500 (2026) | +5.5% | +2.8% |
| 70 the Willows | £48,000 (1997) | £320,000 (2026) | +6.8% | +4.0% |
| 24 the Willows | £68,995 (1998) | £570,000 (2026) | +7.8% | +5.1% |
| 16 the Willows | £152,000 (2002) | £395,000 (2026) | +4.1% | +1.2% |
| 14 the Willows | £97,500 (1997) | £505,000 (2025) | +6.0% | +3.3% |
| 50 the Willows | £170,000 (2014) | £282,500 (2025) | +4.7% | +1.5% |
| 3 the Willows | £85,000 (2001) | £340,000 (2025) | +5.9% | +3.1% |
| 78 the Willows | £30,000 (1996) | £295,000 (2025) | +8.2% | +5.4% |
| 1 the Willows | £124,000 (2003) | £300,000 (2025) | +4.1% | +1.2% |
| 5 the Willows | £120,000 (2001) | £370,000 (2024) | +5.0% | +2.2% |
| 66 the Willows | £41,500 (1997) | £272,000 (2024) | +7.2% | +4.5% |
| 21 the Willows | £50,000 (1996) | £310,000 (2023) | +7.0% | +4.3% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. The Willows, Sittingbourne 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 |
|---|---|---|---|---|
| Terraced | 120 | 64.2% | £142,000 | £30,000 – £320,000 |
| Detached | 39 | 20.9% | £212,000 | £51,000 – £610,000 |
| Semi-detached | 28 | 15.0% | £110,000 | £30,000 – £420,000 |
Section 06
Ownership and new build in The Willows, Sittingbourne
0 of the sales on record are leasehold and 187 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 | 187 | 100.0% | £142,000 |
A further 6 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 The Willows, Sittingbourne
Every certificate carries an energy efficiency band as well as a floor area. Across Swale, 46.6% of 69,143 certificates sit in bands A to C, and 4.4% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 597 | 0.9% |
| B | 9,581 | 13.9% |
| C | 22,032 | 31.9% |
| D | 24,912 | 36.0% |
| E | 8,954 | 12.9% |
| F | 2,283 | 3.3% |
| G | 784 | 1.1% |
The Office for National Statistics puts the mean private rent in Swale at £1,095 a month as of Jun 2026 — £766 for a one-bedroom home and £1,223 for three bedrooms.
Against the median sale of £142,000 here, that rent is a gross yield of 9.25% 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 ME10, 370 crimes were recorded in Jun 2026: 124 violent, 6 burglary, 18 vehicle-related and 94 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 2.2 times busier.
Against the 151,676 residents the 2021 census counted in Swale, that is 2.44 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 The Willows, Sittingbourne
The 2021 census counted 151,676 residents in Swale across 60,495 households. 68.3% of those households own their home and 31.6% rent — a split the sold record cannot show, because only owners appear in it.
18 state and independent schools have a ME10 postcode: 13 primary, 5 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 |
|---|---|---|---|
| Westlands School | Secondary | Academy converter | 1,690 |
| The Sittingbourne School | Secondary | Academy sponsor led | 1,556 |
| Fulston Manor School | Secondary | Academy converter | 1,314 |
| Borden Grammar School | Secondary | Academy converter | 938 |
| Highsted Grammar School | Secondary | Academy converter | 793 |
| Regis Manor Primary School | Primary | Academy converter | 616 |
| Westlands Primary School | Primary | Academy converter | 469 |
| Tunstall Church of England (Aided) Primary School | Primary | Voluntary aided school | 417 |
| Lansdowne Primary School | Primary | Academy sponsor led | 415 |
| South Avenue Primary School | Primary | Academy converter | 408 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Sittingbourne Rail Station | Rail | 0.2 km |
| Kemsley Rail Station | Rail | 2.1 km |
| Newington Rail Station | Rail | 4.8 km |
| Teynham Rail Station | Rail | 5.1 km |
Section 09
How The Willows, Sittingbourne compares
The median across the whole archive is £157,500. The Willows, Sittingbourne sits below that national figure — -9.8%.
Within Sittingbourne the street ranks 616 of 865 by median price, and its median is below the town figure of £165,000 (-13.9%).
No EPC floor areas could be matched to these sales, so no price per square metre is published here. An estimate would be a guess, and the archive does not publish guesses.
The full range on record runs from £30,000 to £610,000. 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.
The Willows, Sittingbourne sits in Swale, in the South East.
The Office for National Statistics puts the median home in Swale at 8.8 times median local earnings of £34,776 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
- London Road£134,995 median
- Park Road£147,500 median
- Canterbury Road£145,000 median
- Shortlands Road£101,500 median
- Recreation Way£168,995 median
- Yeates Drive£106,000 median
- Beauvoir Drive£119,500 median
- Bell Road£142,225 median
- Sterling Road£205,000 median
- Emerald Crescent£167,000 median
- Merleburgh Drive£103,000 median
- Chalkwell Road£130,000 median
- Tonge Road£120,000 median
- Barkers Court£115,000 median
- Onyx Drive£106,000 median
- William Street£100,000 median
Addresses with more than one recorded sale
- 27 the Willows8 sales
- 21 the Willows7 sales
- 8 the Willows7 sales
- 14 the Willows6 sales
- 3 the Willows6 sales
- 66 the Willows6 sales
- 17 the Willows6 sales
- 19 the Willows6 sales
- 70 the Willows5 sales
- 16 the Willows5 sales
- 78 the Willows5 sales
- 1 the Willows5 sales
- 30 the Willows5 sales
- 20 the Willows5 sales
- 62 the Willows5 sales
- 37 the Willows5 sales
- 10 the Willows5 sales
- 36 the Willows4 sales
- 60 the Willows4 sales
- 23 the Willows4 sales
- 28 the Willows4 sales
- 13 the Willows4 sales
- 2 the Willows4 sales
- 29 the Willows4 sales
Back to Sittingbourne house prices.
Quick answers
Common questions about this data
What is the average house price in The Willows, Sittingbourne?
The median price paid in The Willows, Sittingbourne across every sale on the register is £142,000. 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 The Willows, Sittingbourne?
187 sales are on record for The Willows, Sittingbourne, the most recent completing on 29 May 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have The Willows, Sittingbourne house prices actually risen?
In cash, the median rose +67.1% between 2015 and 2025. In 2026 money — that is, after inflation — the change is +21.1%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were The Willows, Sittingbourne house prices at their highest?
The highest yearly median on record is £300,000, 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 The Willows, Sittingbourne?
No EPC floor areas could be matched to these sales, so no price per square metre is published for this area. Nothing is estimated to fill the gap.
How current is this data?
The latest sale shown here completed on 29 May 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, “The Willows, Sittingbourne 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.