Local market reports › BN area › BN20 › BN20 9
Beachy Head market report BN20 9, Eastbourne
The standing BN20 9 (Beachy Head) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,352 sales registered with HM Land Registry in BN20 9 (Eastbourne) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in BN20 9 (Eastbourne) came in at £445,800, out of 36 registered, up 11% on five years earlier, and the mean stands at £458,100, and by floor area homes here have averaged about £4,630 per square metre over the last five years. The record behind it is 3,352 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
BN20 9 is a postcode sector: one group of streets inside BN20 (Eastbourne). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where BN20 9 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 a home in BN20 9 sells for
In the BN20 9 property market, the 2026 median sale price is £445,800, from 36 registered sales; the mean, the "average house price" most sites quote, is £458,100, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in BN20 9
Measured by floor area, the last five years of BN20 9 sales average about £4,630 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts BN20 9 56% above the country at large.
BN20 9's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £445,800 | £445,800 | 36 |
| 2025 | £410,500 | £420,316 | 85 |
| 2024 | £420,500 | £447,078 | 94 |
| 2023 | £422,500 | £464,224 | 60 |
| 2022 | £422,500 | £495,429 | 80 |
| 2021 | £400,000 | £506,452 | 113 |
| 2020 | £360,000 | £467,107 | 77 |
| 2019 | £366,500 | £480,394 | 78 |
| 2018 | £341,000 | £454,559 | 91 |
| 2017 | £327,500 | £446,677 | 114 |
| 2016 | £338,500 | £473,565 | 108 |
| 2015 | £290,000 | £409,770 | 99 |
| 2014 | £270,000 | £383,042 | 125 |
| 2013 | £250,000 | £359,725 | 108 |
| 2012 | £250,000 | £367,969 | 77 |
| 2011 | £235,000 | £354,760 | 81 |
| 2010 | £278,200 | £436,289 | 70 |
| 2009 | £240,000 | £385,802 | 89 |
| 2008 | £216,200 | £354,397 | 56 |
| 2007 | £250,000 | £424,070 | 114 |
| 2006 | £220,000 | £381,892 | 144 |
| 2005 | £200,000 | £355,919 | 124 |
| 2004 | £208,500 | £378,677 | 136 |
| 2003 | £192,500 | £354,632 | 108 |
| 2002 | £159,000 | £299,157 | 152 |
| 2001 | £128,500 | £247,035 | 137 |
| 2000 | £116,000 | £227,650 | 136 |
| 1999 | £93,600 | £186,540 | 157 |
| 1998 | £97,500 | £196,811 | 111 |
| 1997 | £75,500 | £154,835 | 143 |
| 1996 | £67,900 | £143,198 | 139 |
| 1995 | £70,200 | £152,604 | 110 |
In cash terms the typical BN20 9 home went from £70,200 in 1995 to £445,800 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 192%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 12% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the BN20 9 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 1998 (+29.1% on the year before); the weakest, 2011 (−15.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +8.6% | +6.1% |
| 5 years (since 2021) | +2.2% | −2.5% |
| 10 years (since 2016) | +2.8% | −0.6% |
| 20 years (since 2006) | +3.6% | +0.8% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in BN20 9
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 36 sales completed in BN20 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 131 sales a year before the financial crisis and 71 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.
How BN20 9 trades
Only 36 sales completed here in the last twelve months of data, which makes BN20 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the BN20 district median, BN20 9 sits 17% higher, marking it as a dearer pocket of the district.
What tenants pay around BN20 9
BN20 9 falls under Wealden, where the ONS puts the average private rent at £1,266 a month (May 2026 figures). The spread runs from £899 a month for a typical one-bed to £2,096 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Wealden
ONS Price Index of Private Rents, May 2026.
Set against the £445,800 median sold price, £1,266 a month is £15,192 a year, a gross yield of 3.4%: 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 search before landing on BN20 9 (Beachy Head)
To the person who searched house valuation eastbourne
: no page can honestly value a specific home unseen, and this one does not try. It gives you the evidence a valuer starts from, the £445,800 median and every recorded sale nearby, on the average prices map right down to street level.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
What people ask about BN20 9 (Beachy Head)
How much did a house sell for in BN20 9 (Beachy Head)?
Are property prices falling in BN20 9 (Beachy Head)?
Is BN20 9 (Beachy Head) a good place to buy a house?
Will BN20 9 prices rise from here?
The record answers a different question than "what happens next": the median is up 11% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
BN20's current homes for sale
This is what you could actually buy today: 42 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole BN20 district, not just BN20 9: 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.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
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.
Bedroom by bedroom: BN prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the BN area. 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%) | — |
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. 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.
Five-year change in the median, BN area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in BN20
A few minutes' walk can separate two very different markets. Here are BN20's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN20 0 | £655,000 | 14 |
| BN20 7 | £325,000 | 38 |
| BN20 8 | £343,000 | 41 |
Zoom out to the full BN20 district report for the type split, monthly volumes and how BN20 compares with its neighbours.
Selling in BN20 9? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BN20 9, open the average prices map and zoom from the BN20 9 shading down to the sold homes on your own street. Every recorded BN20 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim BN20 9.
Go deeper
Behind the answers sits the same Land Registry record as this page, with BN20 9 already set as the subject. Free, one click sign in.
The live map plots every individual BN20 9 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.