Beachy Head View, St Leonards-on-sea house prices are built from 170 sales lodged with HM Land Registry, the oldest in 2002 and the most recent on 27 May 2026. The median price paid across the whole record is £267,975. Across the 10 years from 2011 to 2021 the median moved +55.4% in cash — but once inflation is taken out, the change in 2026 money is +28.1%.
Median price paid
£267,975
Change in cash, 2011–2021
+55.4%
Change in real terms
+28.1%
Median per m²
£2,253
HM Land Registry170 sales26 with floor areaLatest sale 27 May 2026
Section 01
How Beachy Head View, St Leonards-on-sea prices moved
The chart tracks the median Beachy Head View, St Leonards-on-sea house price for every year with a recorded sale, from 2002 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 |
|---|---|---|---|
| 2000s | 6 | £240,000 | £437,209 |
| 2010s | 6 | £283,475 | £399,700 |
| 2020s | 2 | £430,000 | £439,348 |
The highest yearly median on record for Beachy Head View, St Leonards-on-sea is £470,000 in 2021; the lowest is £202,500 in 2006. Across the full 20-year record the cash median has moved from £245,000 to £470,000.
In 2026 money that first median is worth £472,572, so the real change over the whole record is +25.7% — about +1.21% 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: +55.4% in cash against +28.1% 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 |
|---|---|---|---|---|
| 56 | 27 May 2026 | Terraced | £320,000 | £320,000 |
| 2 River Oaks Apartments | 20 Nov 2025 | Flat or maisonette | £255,000 | £260,543 |
| 10 | 7 Jul 2025 | Detached | £560,000 | £572,174 |
| 12 River Oaks Apartments | 9 Jan 2025 | Flat or maisonette | £252,000 | £257,478 |
| 38 | 19 Dec 2024 | Semi-detached | £450,000 | £473,507 |
| 29 | 19 Nov 2024 | Detached | £537,500 | £565,578 |
| 50 | 2 Feb 2024 | Semi-detached | £449,950 | £473,455 |
| 45 | 20 Dec 2023 | Semi-detached | £420,000 | £453,793 |
| 7 | 9 Nov 2022 | Terraced | £455,000 | £527,157 |
| 43 | 9 Sep 2022 | Semi-detached | £420,000 | £486,606 |
| 11 River Oaks Apartments | 18 May 2022 | Flat or maisonette | £230,000 | £266,475 |
| 32 | 16 May 2022 | Detached | £600,000 | £695,152 |
| 12 | 17 Dec 2021 | Detached | £530,000 | £669,624 |
| 33 | 1 Dec 2021 | Detached | £475,000 | £600,134 |
| 34 | 22 Oct 2021 | Detached | £535,000 | £675,941 |
| 37 | 23 Sep 2021 | Detached | £465,000 | £587,500 |
| 45 | 30 Jul 2021 | Semi-detached | £372,500 | £470,632 |
| 10 River Oaks Apartments | 23 Mar 2021 | Flat or maisonette | £212,000 | £267,849 |
| 10 | 14 Dec 2020 | Detached | £502,000 | £649,972 |
| 43 | 13 Nov 2020 | Semi-detached | £350,000 | £453,168 |
| 24 | 16 Jul 2020 | Detached | £465,000 | £602,066 |
| 36 | 28 Feb 2020 | Detached | £430,000 | £556,749 |
| 52 | 10 Jan 2020 | Semi-detached | £355,000 | £459,642 |
| 45 | 18 Dec 2019 | Semi-detached | £350,000 | £457,792 |
| 12 River Oaks Apartments | 18 Dec 2019 | Flat or maisonette | £180,000 | £235,436 |
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 Beachy Head View, St Leonards-on-sea values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 56 Beachy Head View | £192,000 (2010) | £320,000 (2026) | +3.2% | +0.3% |
| 2 RIVER OAKS APARTMENTS Beachy Head View | £162,500 (2004) | £255,000 (2025) | +2.2% | -0.7% |
| 10 Beachy Head View | £330,000 (2003) | £560,000 (2025) | +2.4% | -0.4% |
| 12 RIVER OAKS APARTMENTS Beachy Head View | £202,500 (2004) | £252,000 (2025) | +1.0% | -1.8% |
| 38 Beachy Head View | £265,000 (2004) | £450,000 (2024) | +2.7% | -0.2% |
| 29 Beachy Head View | £289,000 (2003) | £537,500 (2024) | +3.0% | +0.2% |
| 50 Beachy Head View | £249,885 (2004) | £449,950 (2024) | +3.0% | +0.1% |
| 45 Beachy Head View | £209,950 (2003) | £420,000 (2023) | +3.5% | +0.7% |
| 7 Beachy Head View | £134,950 (2001) | £455,000 (2022) | +6.0% | +3.3% |
| 43 Beachy Head View | £199,500 (2003) | £420,000 (2022) | +4.0% | +1.4% |
| 11 RIVER OAKS APARTMENTS Beachy Head View | £159,500 (2004) | £230,000 (2022) | +2.1% | -0.6% |
| 32 Beachy Head View | £315,000 (2003) | £600,000 (2022) | +3.4% | +0.8% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Beachy Head View, St Leonards-on-sea 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 | 76 | 44.7% | £311,000 | £147,000 – £600,000 |
| Semi-detached | 50 | 29.4% | £249,885 | £139,950 – £450,000 |
| Flat or maisonette | 29 | 17.1% | £189,000 | £148,000 – £255,000 |
| Terraced | 15 | 8.8% | £199,950 | £134,950 – £455,000 |
Section 06
Ownership and new build in Beachy Head View, St Leonards-on-sea
29 of the sales on record are leasehold and 141 freehold — 17.1% 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 £189,000 and the median freehold sale £288,000 — a gap of +52.4%. 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 | 29 | 17.1% | £189,000 |
| Freehold | 141 | 82.9% | £288,000 |
| New build | 55 | 32.4% | £249,950 |
| Existing home | 115 | 67.6% | £277,000 |
New builds sold for less than the median existing home — -9.8%. 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.
Section 07
Living in Beachy Head View, St Leonards-on-sea
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 £267,975 here, that rent is a gross yield of 4.50% 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 TN38, 325 crimes were recorded in Jun 2026: 123 violent, 3 burglary, 18 vehicle-related and 62 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 1.9 times busier.
Against the 90,995 residents the 2021 census counted in Hastings, that is 3.57 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 Beachy Head View, St Leonards-on-sea
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.
6 state and independent schools have a TN38 postcode: 5 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 |
|---|---|---|---|
| Mulberry West St Leonards Primary | Primary | Academy sponsor led | 417 |
| Robsack Wood Primary School | Primary | Academy converter | 404 |
| St Leonards Church of England Primary Academy | Primary | Academy sponsor led | 400 |
| Hollington Primary School | Primary | Academy converter | 264 |
| Churchwood Primary School | Primary | Academy converter | 241 |
| Mulberry Academy St Leonards | Secondary | Academy sponsor led | — |
| Station | Mode | Distance from the district centre |
|---|---|---|
| West St Leonards Rail Station | Rail | 1.2 km |
| St Leonards Warrior Square Rail Station | Rail | 1.5 km |
| Hastings Rail Station | Rail | 2.4 km |
| Ore Rail Station | Rail | 3.4 km |
Section 09
How Beachy Head View, St Leonards-on-sea compares
The median across the whole archive is £157,500. Beachy Head View, St Leonards-on-sea sits above that national figure — +70.1%.
Within St Leonards-on-sea the street ranks 50 of 528 by median price, and its median is above the town figure of £127,500 (+110.2%).
Where an EPC floor area could be matched to the sale, the median works out at £2,253 per square metre, across 26 of the 170 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 £134,950 to £600,000. 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.
Beachy Head View, St Leonards-on-sea 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
- Marina£97,000 median
- Bexhill Road£125,000 median
- Pevensey Road£110,000 median
- West Hill Road£105,000 median
- Marine Court£67,500 median
- Kenilworth Road£75,000 median
- Charles Road£95,000 median
- Upper Maze Hill£120,000 median
- Albany Road£139,950 median
- Filsham Road£210,500 median
- Carisbrooke Road£75,500 median
- Springfield Road£146,000 median
- Sedlescombe Road South£109,975 median
- Sedlescombe Gardens£103,000 median
- Hollington Old Lane£108,000 median
- Harley Shute Road£211,000 median
Addresses with more than one recorded sale
- 45 Beachy Head View6 sales
- 43 Beachy Head View6 sales
- 32 Beachy Head View5 sales
- 11 Beachy Head View5 sales
- 10 Beachy Head View4 sales
- 38 Beachy Head View4 sales
- 29 Beachy Head View4 sales
- 50 Beachy Head View4 sales
- 12 Beachy Head View4 sales
- 34 Beachy Head View4 sales
- 52 Beachy Head View4 sales
- 19 Beachy Head View4 sales
- 49 Beachy Head View4 sales
- 2, RIVER OAKS APARTMENTS Beachy Head View3 sales
- 12, RIVER OAKS APARTMENTS Beachy Head View3 sales
- 7 Beachy Head View3 sales
- 33 Beachy Head View3 sales
- 10, RIVER OAKS APARTMENTS Beachy Head View3 sales
- 36 Beachy Head View3 sales
- 16 Beachy Head View3 sales
- 22 Beachy Head View3 sales
- 18 Beachy Head View3 sales
- 7, RIVER OAKS APARTMENTS Beachy Head View3 sales
- 3, RIVER OAKS APARTMENTS Beachy Head View3 sales
Back to St Leonards-on-sea house prices.
Quick answers
Common questions about this data
What is the average house price in Beachy Head View, St Leonards-on-sea?
The median price paid in Beachy Head View, St Leonards-on-sea across every sale on the register is £267,975. 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 Beachy Head View, St Leonards-on-sea?
170 sales are on record for Beachy Head View, St Leonards-on-sea, the most recent completing on 27 May 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Beachy Head View, St Leonards-on-sea house prices actually risen?
In cash, the median rose +55.4% between 2011 and 2021. In 2026 money — that is, after inflation — the change is +28.1%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Beachy Head View, St Leonards-on-sea house prices at their highest?
The highest yearly median on record is £470,000, 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 Beachy Head View, St Leonards-on-sea?
£2,253 per square metre, from the 26 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 27 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, “Beachy Head View, St Leonards-on-sea 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.