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Hampden Park market report BN22 8, Eastbourne
The BN22 8 (Hampden Park) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 6,613 sales registered with HM Land Registry in BN22 8 (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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for BN22 8 (Eastbourne) is £270,000, from 39 registered sales, up 1% on five years earlier; the mean is £276,500, and by floor area homes here have averaged about £3,340 per square metre over the last five years. Behind the figures sit 6,613 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like BN22 8 is a single group of streets within BN22 (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 BN22 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.
The going rate for a home in BN22 8
39 sales were registered in BN22 8 in 2026, and the middle one of them, the median, went for £270,000. The mean works out at £276,500, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in BN22 8
The last five years of sales put BN22 8 at roughly £3,340 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving BN22 8 5% below the national figure.
BN22 8's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £270,000 | £270,000 | 39 |
| 2025 | £275,200 | £281,781 | 136 |
| 2024 | £260,000 | £276,433 | 141 |
| 2023 | £266,500 | £292,818 | 125 |
| 2022 | £310,000 | £363,510 | 168 |
| 2021 | £267,000 | £338,056 | 203 |
| 2020 | £250,000 | £324,380 | 143 |
| 2019 | £230,000 | £301,475 | 136 |
| 2018 | £237,500 | £316,592 | 149 |
| 2017 | £228,700 | £311,924 | 183 |
| 2016 | £215,500 | £301,487 | 205 |
| 2015 | £190,000 | £268,470 | 205 |
| 2014 | £176,500 | £250,396 | 206 |
| 2013 | £170,000 | £244,613 | 181 |
| 2012 | £162,500 | £239,180 | 129 |
| 2011 | £165,000 | £249,087 | 143 |
| 2010 | £165,500 | £259,547 | 135 |
| 2009 | £150,000 | £241,126 | 154 |
| 2008 | £168,200 | £275,715 | 136 |
| 2007 | £172,000 | £291,760 | 326 |
| 2006 | £159,000 | £276,004 | 332 |
| 2005 | £150,000 | £266,940 | 255 |
| 2004 | £147,500 | £267,889 | 321 |
| 2003 | £134,700 | £248,150 | 284 |
| 2002 | £105,000 | £197,557 | 339 |
| 2001 | £87,000 | £167,253 | 310 |
| 2000 | £71,000 | £139,338 | 305 |
| 1999 | £59,000 | £117,584 | 343 |
| 1998 | £53,500 | £107,994 | 242 |
| 1997 | £50,500 | £103,565 | 241 |
| 1996 | £45,000 | £94,903 | 238 |
| 1995 | £43,000 | £93,475 | 160 |
In cash terms the typical BN22 8 home went from £43,000 in 1995 to £270,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 189%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 26% 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 BN22 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 2003 (+28.3% on the year before); the weakest, 2023 (−14.0%). 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) | −1.9% | −4.2% |
| 5 years (since 2021) | +0.2% | −4.4% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 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.
Sales activity in BN22 8
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 register shows 39 BN22 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 309 sales a year before the financial crisis and 122 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.
What homes rent for around BN22 8
BN22 8 falls under Eastbourne, where the ONS puts the average private rent at £1,162 a month (May 2026 figures). 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.
£1,162 a month is £13,944 a year, which against the £270,000 median sold price makes a gross yield of 5.2%. 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.
What kind of market BN22 8 is
Only 39 sales completed here in the last twelve months of data, which makes BN22 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
BN22 8 (Hampden Park): the questions that come up
Are property prices falling in BN22 8 (Hampden Park)?
Is BN22 8 (Hampden Park) a good place to buy a house?
How much did a house sell for in BN22 8 (Hampden Park)?
Where do BN22 8 prices go next?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 20% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in BN22 now
This is what you could actually buy today: 79 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole BN22 district, not just BN22 8: live asking prices are collected per district.
27% 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.
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 BN22 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in BN: the cost
What homes of each size actually sold for across the BN area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the BN area is the point: the same five years treated these districts very differently.
Winners and losers across the BN area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in BN22
Sector boundaries hide real price steps. The rest of BN22, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN22 0 | £327,000 | 51 |
| BN22 7 | £267,500 | 25 |
| BN22 9 | £275,000 | 38 |
Zoom out to the full BN22 district report for the type split, monthly volumes and how BN22 compares with its neighbours.
Before you sell in BN22 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BN22 8, use the average prices map for a rough value: zoom from BN22 8's shading down to the sold homes on your own street. The figures above are every recorded BN22 8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working BN22 8: the featured spot on this report is free for founding agents, one per district. Claim BN22 8.
Dig further
Behind the answers sits the same Land Registry record as this page, with BN22 8 already set as the subject. Free, one click sign in.
See every individual BN22 8 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.