Local market reports › BN area › BN25 › BN25 2
Bishopstone market report BN25 2, Seaford
The standing BN25 2 (Bishopstone) property market report, rebuilt from the full public record every month. Everything below comes from 5,236 sales recorded by HM Land Registry in BN25 2 (Seaford) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 49 registered 2026 sales put the BN25 2 (Seaford) median at £412,000, up 8% on five years earlier, with a mean of £416,100, and by floor area homes here have averaged about £4,190 per square metre over the last five years. Everything rests on 5,236 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
BN25 2 is a postcode sector: one group of streets inside BN25 (Seaford). 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 BN25 2 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 BN25 2 sells for
In the BN25 2 property market, the 2026 median sale price is £412,000, from 49 registered sales; the mean, the "average house price" most sites quote, is £416,100, sitting practically level with it: prices here bunch tightly around the middle.
Price per square metre in BN25 2
By floor space, homes in BN25 2 have sold for about £4,190 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 BN25 2 45% above the national figure.
BN25 2's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £412,000 | £412,000 | 49 |
| 2025 | £380,000 | £389,087 | 142 |
| 2024 | £380,000 | £404,018 | 119 |
| 2023 | £437,000 | £480,156 | 97 |
| 2022 | £436,500 | £511,846 | 122 |
| 2021 | £380,000 | £481,129 | 175 |
| 2020 | £358,500 | £465,161 | 126 |
| 2019 | £340,000 | £445,659 | 129 |
| 2018 | £318,500 | £424,567 | 122 |
| 2017 | £325,000 | £443,267 | 110 |
| 2016 | £320,000 | £447,683 | 137 |
| 2015 | £292,500 | £413,303 | 194 |
| 2014 | £270,000 | £383,042 | 174 |
| 2013 | £235,000 | £338,142 | 161 |
| 2012 | £236,800 | £348,540 | 114 |
| 2011 | £245,000 | £369,856 | 143 |
| 2010 | £243,000 | £381,087 | 121 |
| 2009 | £213,000 | £342,399 | 129 |
| 2008 | £232,000 | £380,297 | 105 |
| 2007 | £245,000 | £415,588 | 217 |
| 2006 | £226,000 | £392,307 | 285 |
| 2005 | £220,000 | £391,511 | 190 |
| 2004 | £215,000 | £390,482 | 187 |
| 2003 | £180,500 | £332,525 | 188 |
| 2002 | £160,000 | £301,039 | 192 |
| 2001 | £140,000 | £269,143 | 231 |
| 2000 | £122,200 | £239,818 | 194 |
| 1999 | £92,000 | £183,351 | 217 |
| 1998 | £89,000 | £179,653 | 223 |
| 1997 | £87,000 | £178,419 | 226 |
| 1996 | £76,000 | £160,281 | 240 |
| 1995 | £79,000 | £171,734 | 177 |
In cash terms the typical BN25 2 home went from £79,000 in 1995 to £412,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 140%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 20% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BN25 2 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 2000 (+32.8% on the year before); the weakest, 2024 (−13.0%). 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) | +8.4% | +5.9% |
| 5 years (since 2021) | +1.6% | −3.1% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +3.0% | +0.2% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in BN25 2
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 49 sales completed in BN25 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 211 sales a year before the financial crisis and 106 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What kind of market BN25 2 is
This is a thin market: 49 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. Within BN25, this sector trades 11% above the district median: one of the dearer corners of its district.
The rental side of BN25 2
The local authority for BN25 2 is Lewes, and its ONS average private rent currently stands at £1,323 a month (May 2026 figures). A one-bed averages £917 a month here and a four-or-more-bed £2,158, so size does most of the work in setting the rent.
Average monthly rent by size, Lewes
ONS Price Index of Private Rents, May 2026.
Set against the £412,000 median sold price, £1,323 a month is £15,876 a year, a gross yield of 3.9%: 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.
BN25 2 (Bishopstone): the questions that come up
Are property prices falling in BN25 2 (Bishopstone)?
Is BN25 2 (Bishopstone) a good place to buy a house?
How much did a house sell for in BN25 2 (Bishopstone)?
Will BN25 2 prices rise from here?
The record answers a different question than "what happens next": the median is up 8% over five years in cash but down 14% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in BN25 now
The live side of the market holds 60 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole BN25 district, not just BN25 2: live asking prices are collected per district.
18% 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 BN25 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.
The price of an extra bedroom in BN
Real sold prices by size across the BN area, straight 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%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
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 BN25
Sector boundaries hide real price steps. The rest of BN25, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN25 1 | £300,000 | 29 |
| BN25 3 | £348,000 | 55 |
| BN25 4 | £515,000 | 23 |
Zoom out to the full BN25 district report for the type split, monthly volumes and how BN25 compares with its neighbours.
Before you sell in BN25 2: 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 BN25 2'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 BN25 2: the featured spot on this report is free for founding agents, one per district. Claim BN25 2.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about BN25 2. Free, with a one click sign in.
The live map plots every individual BN25 2 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.