Local market reports › BN area › BN25 › BN25 4
Bishopstone market report BN25 4, Seaford
The standing BN25 4 (Bishopstone) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 2,310 completed sales registered with HM Land Registry in BN25 4 (Seaford) 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 BN25 4 (Seaford) came in at £515,000, out of 23 registered, down 5% on five years earlier, and the mean stands at £553,300, and by floor area homes here have averaged about £4,620 per square metre over the last five years. The record behind it is 2,310 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
BN25 4 is one sector of BN25 (Seaford): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where BN25 4 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 4 sells for
Take the 23 registered 2026 sales in BN25 4 and the middle price, the median, is £515,000. The mean lands at £553,300, somewhat above it, as happens wherever a market carries an expensive tail.
BN25 4 prices by floor area
A square metre of BN25 4 home has cost about £4,620 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.
For scale: the England and Wales median is £285,000, so BN25 4 trades 81% above the country as a whole.
BN25 4'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 | £515,000 | £515,000 | 23 |
| 2025 | £482,500 | £494,038 | 76 |
| 2024 | £465,000 | £494,391 | 60 |
| 2023 | £515,000 | £565,859 | 83 |
| 2022 | £510,000 | £598,033 | 106 |
| 2021 | £543,500 | £688,141 | 92 |
| 2020 | £420,000 | £544,959 | 51 |
| 2019 | £477,200 | £625,495 | 62 |
| 2018 | £460,000 | £613,189 | 68 |
| 2017 | £475,000 | £647,852 | 57 |
| 2016 | £399,500 | £558,904 | 56 |
| 2015 | £370,000 | £522,810 | 75 |
| 2014 | £320,000 | £453,976 | 77 |
| 2013 | £325,000 | £467,643 | 79 |
| 2012 | £312,500 | £459,961 | 56 |
| 2011 | £320,000 | £483,077 | 55 |
| 2010 | £305,500 | £479,103 | 82 |
| 2009 | £282,000 | £453,317 | 63 |
| 2008 | £340,000 | £557,332 | 39 |
| 2007 | £300,000 | £508,884 | 88 |
| 2006 | £288,800 | £501,320 | 82 |
| 2005 | £285,000 | £507,185 | 67 |
| 2004 | £267,000 | £484,924 | 73 |
| 2003 | £250,000 | £460,561 | 79 |
| 2002 | £236,000 | £444,032 | 122 |
| 2001 | £178,000 | £342,196 | 75 |
| 2000 | £182,000 | £357,175 | 64 |
| 1999 | £141,200 | £281,404 | 80 |
| 1998 | £123,200 | £248,688 | 76 |
| 1997 | £115,000 | £235,842 | 75 |
| 1996 | £110,000 | £231,985 | 103 |
| 1995 | £100,000 | £217,385 | 66 |
In cash terms the typical BN25 4 home went from £100,000 in 1995 to £515,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 137%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 25% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BN25 4 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 2002 (+32.6% on the year before); the weakest, 2009 (−17.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.7% | +4.2% |
| 5 years (since 2021) | −1.1% | −5.6% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
The turnover behind the prices
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, 23 sales completed in BN25 4. Turnover has held fairly steady across the cycle: about 70 sales a year recently, against 81 a year before 2008. 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 tenants pay around BN25 4
For renting purposes BN25 4 sits in Lewes. The ONS average private rent there is £1,323 a month (May 2026). Size sets most of the rent: one-beds average £917 a month here against £2,158 for four or more bedrooms.
Average monthly rent by size, Lewes
ONS Price Index of Private Rents, May 2026.
Against the £515,000 median purchase price, a rent of £1,323 a month (£15,876 a year) works out at a 3.1% 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.
The shape of the BN25 4 market
This is a thin market: 23 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. Within BN25, this sector trades 39% above the district median: one of the dearer corners of its district.
Asked and answered: BN25 4 (Bishopstone)
Is BN25 4 (Bishopstone) a good place to buy a house?
How much did a house sell for in BN25 4 (Bishopstone)?
Are property prices falling in BN25 4 (Bishopstone)?
What happens to BN25 4 prices now?
That question has no honest answer, only evidence. The evidence: the median is down 5% over five years in cash but down 25% 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 is for sale in BN25 right now
Turning to what is actually available: 60 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole BN25 district, not just BN25 4: live asking prices are collected per district.
Of everything listed here, 18% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 BN25 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
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%) | — |
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. 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.
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 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 2 | £412,000 | 49 |
| BN25 3 | £348,000 | 55 |
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 4: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BN25 4, open the average prices map and zoom from the BN25 4 shading down to the sold homes on your own street. Every recorded BN25 4 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 BN25 4.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to BN25 4. Free after a one click sign in.
The live map plots every individual BN25 4 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.