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Angmering market report BN16, Littlehampton
The standing BN16 (Angmering) property market report, rebuilt from the full public record every month. Everything below comes from 23,498 sales recorded by HM Land Registry in BN16 (Littlehampton) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the 2026 median for BN16 (Littlehampton) is £374,000, from 259 registered sales, up 1% on five years earlier; the mean is £422,500, and by floor area homes here have averaged about £4,470 per square metre over the last five years. Behind the figures sit 23,498 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district BN16 covering Angmering, East Preston, Kingston Gorse sits in Littlehampton. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where BN16 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What BN16 homes really sell for
The 2026 median for BN16 is £374,000, taken from 259 registered sales. The mean, which is what most sites call the "average house price", is £422,500, modestly above it, the usual shape of a market with an expensive tail.
Price per square metre in BN16
By floor space, homes in BN16 have sold for about £4,470 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
England and Wales as a whole trade at a £285,000 median, leaving BN16 31% above the national figure.
BN16's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £374,000 | £374,000 | 259 |
| 2025 | £415,000 | £424,924 | 698 |
| 2024 | £382,800 | £406,995 | 629 |
| 2023 | £410,000 | £450,490 | 591 |
| 2022 | £402,000 | £471,391 | 635 |
| 2021 | £371,000 | £469,734 | 766 |
| 2020 | £348,000 | £451,537 | 616 |
| 2019 | £310,500 | £406,991 | 616 |
| 2018 | £330,000 | £439,896 | 663 |
| 2017 | £328,000 | £447,359 | 709 |
| 2016 | £302,000 | £422,501 | 663 |
| 2015 | £265,000 | £374,445 | 723 |
| 2014 | £250,000 | £354,669 | 740 |
| 2013 | £245,000 | £352,531 | 654 |
| 2012 | £240,000 | £353,250 | 661 |
| 2011 | £230,000 | £347,212 | 563 |
| 2010 | £235,000 | £368,541 | 564 |
| 2009 | £210,000 | £337,577 | 606 |
| 2008 | £241,200 | £395,378 | 486 |
| 2007 | £240,000 | £407,107 | 1,026 |
| 2006 | £220,000 | £381,892 | 985 |
| 2005 | £212,500 | £378,164 | 705 |
| 2004 | £215,000 | £390,482 | 999 |
| 2003 | £200,000 | £368,449 | 1,026 |
| 2002 | £161,200 | £303,296 | 1,062 |
| 2001 | £127,000 | £244,151 | 866 |
| 2000 | £114,700 | £225,099 | 766 |
| 1999 | £92,000 | £183,351 | 929 |
| 1998 | £82,500 | £166,532 | 837 |
| 1997 | £80,000 | £164,064 | 949 |
| 1996 | £67,500 | £142,354 | 858 |
| 1995 | £60,500 | £131,518 | 648 |
In cash terms the typical BN16 home went from £60,500 in 1995 to £374,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 184%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 21% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BN16 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+26.9% on the year before); the weakest, 2009 (−12.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −9.9% | −12.0% |
| 5 years (since 2021) | +0.2% | −4.5% |
| 6 years (since 2020) | +1.2% | −3.1% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +2.7% | −0.1% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 37% of the typed total. A detached home currently trades at £575,000 against £218,000 for a flat, 2.6 times the price.
Median by property type, BN16
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £575,000 | 85 | 8,732 |
| Semi-detached | £374,000 | 59 | 4,773 |
| Terraced | £322,500 | 64 | 5,194 |
| Flats | £218,000 | 51 | 4,799 |
Sales activity in BN16
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 495 sales completed in BN16. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 929 sales a year before the financial crisis and 562 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of BN16
The local authority for BN16 is Arun, and its ONS average private rent currently stands at £1,224 a month (May 2026 figures). The spread runs from £845 a month for a typical one-bed to £1,974 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Arun
ONS Price Index of Private Rents, May 2026.
£1,224 a month is £14,688 a year, which against the £374,000 median sold price makes a gross yield of 3.9%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Asked and answered: BN16 (Angmering)
How much did a house sell for in BN16 (Angmering)?
Are property prices falling in BN16 (Angmering)?
Is BN16 (Angmering) a good place to buy a house?
Are BN16 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 20% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in BN16 now
Everything above is what homes in BN16 sold for. Turning to what is actually available: 159 homes on the market right now, from an agent publishing to HomesIndex, at a typical asking price level with the BN16 median sold price.
BN16 registered 495 sales in the last twelve months; the 159 homes listed now would take about 4 months to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger.
19% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- East Preston, Littlehampton, West Sussex, Littlehampton
- East Preston, Littlehampton, West Sussex, Littlehampton
- Rustington, Littlehampton, West Sussex, Littlehampton
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every BN16 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
When homes in BN16 change hands
March is when BN16 changes hands most (11.8% of the 3,319 sales dated 2021 to 2025); April is the quiet end at 6.5%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 256 | 7.7% |
| February | 258 | 7.8% |
| March | 390 | 11.8% |
| April | 216 | 6.5% |
| May | 257 | 7.7% |
| June | 342 | 10.3% |
| July | 251 | 7.6% |
| August | 254 | 7.7% |
| September | 291 | 8.8% |
| October | 266 | 8.0% |
| November | 254 | 7.7% |
| December | 284 | 8.6% |
Moving up a bedroom in BN: the cost
Real sold prices by size across the BN area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £365,000 | £410,000 (+12%) | £480,000 (+17%) | £625,000 (+30%) | £880,000 (+41%) |
| Semi-detached | £299,000 | £327,000 (+9%) | £385,000 (+18%) | £500,000 (+30%) | £697,500 (+40%) |
| Terraced | £260,000 | £310,000 (+19%) | £355,000 (+15%) | £494,500 (+39%) | £688,750 (+39%) |
| Flat | £195,000 | £260,000 (+33%) | £350,000 (+35%) | £450,000 (+29%) | £585,000 (+30%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
BN16 ranks 19 of 30 in the BN area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
BN area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside BN16, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN16 1 | £378,800 | 62 |
| BN16 2 | £470,000 | 70 |
| BN16 3 | £309,000 | 64 |
| BN16 4 | £375,000 | 63 |
How BN16 compares nearby
Same city, different markets. The neighbouring districts of the BN area, dearest first:
| District | Median | 5-year |
|---|---|---|
| BN6 | £512,500 | +7% |
| BN5 | £475,300 | -2% |
| BN7 | £474,500 | +2% |
| BN45 | £465,000 | -36% |
| BN8 | £438,000 | -3% |
| BN1 | £435,000 | +5% |
| BN42 | £435,000 | +12% |
| BN3 | £431,500 | +5% |
| BN2 | £430,000 | +8% |
| BN44 | £425,000 | -2% |
| BN43 | £418,500 | +3% |
| BN12 | £410,000 | +6% |
| BN14 | £395,000 | +8% |
| BN41 | £381,000 | +12% |
| BN18 | £375,000 | -2% |
| BN16 (this report) | £374,000 | +1% |
| BN20 | £372,500 | +5% |
| BN25 | £370,000 | +0% |
| BN15 | £365,000 | +14% |
| BN24 | £355,000 | +8% |
| BN10 | £345,000 | +5% |
| BN13 | £345,000 | +4% |
| BN9 | £307,500 | +15% |
| BN26 | £305,000 | -6% |
Thinking of selling in BN16? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BN16, use the average prices map for a rough value: zoom from BN16's shading down to the sold homes on your own street. The figures above are every recorded BN16 sale; agents price with this same Land Registry record, and now you have it too.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about BN16. Free, with a one click sign in.
Two maps carry on from here: every BN16 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.