Local market reports › BN area › BN20
Beachy Head market report BN20, Eastbourne
The BN20 (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: 15,365 completed sales registered with HM Land Registry in BN20 (Eastbourne) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 129 registered 2026 sales put the BN20 (Eastbourne) median at £380,000, up 7% on five years earlier, with a mean of £432,000, and by floor area homes here have averaged about £4,100 per square metre over the last five years. Everything rests on 15,365 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district BN20 covering Eastbourne, Beachy Head, East Dean sits in Eastbourne. 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 BN20 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.
Today's BN20 prices, from the sold record
Across 129 registered 2026 sales, the typical (median) BN20 home went for £380,000. The mean is £432,000, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in BN20
Per square metre, BN20 homes have averaged around £4,100 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, BN20 runs 33% above it.
The price of a typical BN20 home, 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 | £380,000 | £380,000 | 129 |
| 2025 | £360,000 | £368,609 | 321 |
| 2024 | £386,500 | £410,929 | 340 |
| 2023 | £375,000 | £412,033 | 286 |
| 2022 | £371,500 | £435,626 | 444 |
| 2021 | £355,000 | £449,476 | 557 |
| 2020 | £345,000 | £447,645 | 335 |
| 2019 | £310,000 | £406,336 | 384 |
| 2018 | £315,000 | £419,901 | 397 |
| 2017 | £308,000 | £420,081 | 471 |
| 2016 | £292,000 | £408,511 | 496 |
| 2015 | £255,000 | £360,315 | 466 |
| 2014 | £250,000 | £354,669 | 530 |
| 2013 | £245,000 | £352,531 | 469 |
| 2012 | £235,000 | £345,891 | 371 |
| 2011 | £235,000 | £354,760 | 400 |
| 2010 | £245,000 | £384,223 | 412 |
| 2009 | £220,000 | £353,652 | 421 |
| 2008 | £225,500 | £369,642 | 316 |
| 2007 | £235,800 | £399,982 | 580 |
| 2006 | £205,000 | £355,854 | 621 |
| 2005 | £200,000 | £355,919 | 540 |
| 2004 | £195,000 | £354,158 | 588 |
| 2003 | £177,200 | £326,445 | 558 |
| 2002 | £145,000 | £272,816 | 704 |
| 2001 | £128,500 | £247,035 | 647 |
| 2000 | £105,000 | £206,063 | 627 |
| 1999 | £87,800 | £174,981 | 697 |
| 1998 | £82,000 | £165,523 | 576 |
| 1997 | £74,000 | £151,759 | 641 |
| 1996 | £68,000 | £143,409 | 583 |
| 1995 | £67,000 | £145,648 | 458 |
In cash terms the typical BN20 home went from £67,000 in 1995 to £380,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 161%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 15% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BN20 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 (+22.4% on the year before); the weakest, 2025 (−6.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BN20 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +5.6% | +3.1% |
| 5 years (since 2021) | +1.4% | −3.3% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 38% of the typed total. A detached home currently trades at £625,000 against £262,500 for a flat, 2.4 times the price.
Median by property type, BN20
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 | £625,000 | 49 | 4,269 |
| Semi-detached | £375,000 | 24 | 3,164 |
| Terraced | £346,500 | 20 | 2,057 |
| Flats | £262,500 | 36 | 5,875 |
How many homes change hands in BN20
The year-by-year sales count
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.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
BN20 recorded 266 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 608 sales a year before the financial crisis and 304 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 BN20
BN20 falls under Eastbourne, where the ONS puts the average private rent at £1,162 a month (May 2026 figures). The spread runs from £814 a month for a typical one-bed to £1,787 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Eastbourne
ONS Price Index of Private Rents, May 2026.
Against the £380,000 median purchase price, a rent of £1,162 a month (£13,944 a year) works out at a 3.7% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Common questions on BN20 (Beachy Head)
Are property prices falling in BN20 (Beachy Head)?
Is BN20 (Beachy Head) a good place to buy a house?
How much did a house sell for in BN20 (Beachy Head)?
Are BN20 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 7% over five years in cash but down 15% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in BN20 today
Everything above is what homes in BN20 sold for. Turning to what is actually available: 42 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 15% below the BN20 median sold price.
26% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
BN20 ranks 6 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 BN20, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN20 0 | £655,000 | 14 |
| BN20 7 | £325,000 | 38 |
| BN20 8 | £343,000 | 41 |
| BN20 9 | £445,800 | 36 |
How BN20 compares nearby
Same city, different markets. The neighbouring districts of the BN area, dearest first:
| District | Median | 5-year |
|---|---|---|
| BN6 | £510,000 | +6% |
| BN7 | £465,000 | +0% |
| BN45 | £465,000 | -36% |
| BN5 | £445,000 | -8% |
| BN1 | £440,000 | +6% |
| BN3 | £437,800 | +6% |
| BN8 | £435,000 | -3% |
| BN42 | £427,500 | +10% |
| BN2 | £425,000 | +6% |
| BN43 | £421,800 | +4% |
| BN44 | £418,000 | -4% |
| BN12 | £402,500 | +5% |
| BN14 | £398,000 | +9% |
| BN41 | £382,000 | +12% |
| BN20 (this report) | £380,000 | +7% |
| BN16 | £371,200 | +0% |
| BN25 | £370,000 | +0% |
| BN15 | £365,500 | +14% |
| BN18 | £365,000 | -5% |
| BN24 | £348,200 | +6% |
| BN13 | £348,000 | +5% |
| BN10 | £345,000 | +5% |
| BN9 | £315,000 | +18% |
| BN27 | £300,000 | -3% |
Thinking of selling in BN20? 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 BN20, use the average prices map for a rough value: zoom from BN20's shading down to the sold homes on your own street. The figures above are every recorded BN20 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim BN20.
Keep digging
Behind the answers sits the same Land Registry record as this page, with BN20 already set as the subject. Free, one click sign in.
See every individual BN20 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.