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Beachy Head market report BN20 8, Eastbourne
The BN20 8 (Beachy Head) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 4,274 completed sales registered with HM Land Registry in BN20 8 (Eastbourne) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in BN20 8 (Eastbourne) came in at £343,000, out of 41 registered, up 3% on five years earlier, and the mean stands at £391,300, and by floor area homes here have averaged about £3,940 per square metre over the last five years. The record behind it is 4,274 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like BN20 8 is a single group of streets within BN20 (Eastbourne), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where BN20 8 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 buyers actually paid in BN20 8
In the BN20 8 property market, the 2026 median sale price is £343,000, from 41 registered sales; the mean, the "average house price" most sites quote, is £391,300, sitting modestly above it, the usual shape of a market with an expensive tail.
BN20 8 prices by floor area
A square metre of BN20 8 home has cost about £3,940 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
England and Wales as a whole trade at a £285,000 median, leaving BN20 8 20% above the national figure.
BN20 8's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £343,000 | £343,000 | 41 |
| 2025 | £353,500 | £361,953 | 92 |
| 2024 | £395,000 | £419,966 | 89 |
| 2023 | £398,000 | £437,305 | 79 |
| 2022 | £405,000 | £474,909 | 100 |
| 2021 | £331,500 | £419,722 | 150 |
| 2020 | £350,000 | £454,132 | 109 |
| 2019 | £295,000 | £386,674 | 111 |
| 2018 | £309,000 | £411,903 | 113 |
| 2017 | £295,000 | £402,350 | 127 |
| 2016 | £285,000 | £398,718 | 137 |
| 2015 | £255,000 | £360,315 | 117 |
| 2014 | £243,800 | £345,873 | 138 |
| 2013 | £230,000 | £330,947 | 117 |
| 2012 | £220,000 | £323,813 | 99 |
| 2011 | £220,000 | £332,115 | 93 |
| 2010 | £227,200 | £356,308 | 122 |
| 2009 | £195,500 | £314,268 | 112 |
| 2008 | £190,000 | £311,450 | 84 |
| 2007 | £222,500 | £377,422 | 181 |
| 2006 | £185,000 | £321,136 | 184 |
| 2005 | £186,000 | £331,005 | 141 |
| 2004 | £180,000 | £326,915 | 171 |
| 2003 | £171,000 | £315,023 | 167 |
| 2002 | £135,000 | £254,001 | 223 |
| 2001 | £116,000 | £223,004 | 172 |
| 2000 | £91,400 | £179,373 | 176 |
| 1999 | £85,000 | £169,401 | 211 |
| 1998 | £75,000 | £151,393 | 172 |
| 1997 | £67,900 | £139,249 | 180 |
| 1996 | £60,000 | £126,537 | 159 |
| 1995 | £58,000 | £126,083 | 107 |
In cash terms the typical BN20 8 home went from £58,000 in 1995 to £343,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 172%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 28% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the BN20 8 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 2001 (+26.9% on the year before); the weakest, 2008 (−14.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.0% | −5.2% |
| 5 years (since 2021) | +0.7% | −4.0% |
| 10 years (since 2016) | +1.9% | −1.5% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
The turnover behind the prices
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
BN20 8 recorded 41 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 177 sales a year before the financial crisis and 80 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Reading the BN20 8 market
This is a thin market: 41 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the BN20 district median, BN20 8 sits 10% lower, marking it as a cheaper pocket of the district.
The rental side of BN20 8
For renting purposes BN20 8 sits in Eastbourne. The ONS average private rent there is £1,162 a month (May 2026). Size sets most of the rent: one-beds average £814 a month here against £1,787 for four or more bedrooms.
Average monthly rent by size, Eastbourne
ONS Price Index of Private Rents, May 2026.
Set against the £343,000 median sold price, £1,162 a month is £13,944 a year, a gross yield of 4.1%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about BN20 8 (Beachy Head)
How much did a house sell for in BN20 8 (Beachy Head)?
Are property prices falling in BN20 8 (Beachy Head)?
Is BN20 8 (Beachy Head) a good place to buy a house?
Are BN20 8 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 3% over five years in cash but down 18% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in BN20 today
Turning to what is actually available: 42 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole BN20 district, not just BN20 8: live asking prices are collected per district.
26% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
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 BN20 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in BN
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 | — | £390,000 | £519,972 (+33%) | £810,000 (+56%) | £1,170,000 (+44%) |
| Semi-detached | £305,000 | £345,000 (+13%) | £420,500 (+22%) | £580,000 (+38%) | £935,000 (+61%) |
| Terraced | £280,000 | £325,000 (+16%) | £400,000 (+23%) | £600,000 (+50%) | £835,000 (+39%) |
| Flat | £207,000 | £275,000 (+33%) | £420,000 (+53%) | £645,000 (+54%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the BN area is the point: the same five years treated these districts very differently.
BN area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in BN20
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of BN20, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN20 0 | £655,000 | 14 |
| BN20 7 | £325,000 | 38 |
| BN20 9 | £445,800 | 36 |
Zoom out to the full BN20 district report for the type split, monthly volumes and how BN20 compares with its neighbours.
Before you sell in BN20 8: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at BN20 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working BN20 8: the featured spot on this report is free for founding agents, one per district. Claim BN20 8.
Keep digging
Behind the answers sits the same Land Registry record as this page, with BN20 8 already set as the subject. Free, one click sign in.
The live map plots every individual BN20 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.