Local market reports › BN area › BN26 › BN26 5
Alciston market report BN26 5, Polegate
The BN26 5 (Alciston) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,991 sales recorded by HM Land Registry in BN26 5 (Polegate) 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: the typical home in BN26 5 (Polegate) sold for £295,000 in 2026, the median of 34 registered sales, down 15% on five years earlier. The mean was £331,200, and by floor area homes here have averaged about £4,520 per square metre over the last five years. The figures cover 3,991 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
BN26 5 is a postcode sector: one group of streets inside BN26 (Polegate). 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 BN26 5 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 BN26 5 sells for
The 2026 median for BN26 5 is £295,000, taken from 34 registered sales. The mean, which is what most sites call the "average house price", is £331,200, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in BN26 5
Measured by floor area, the last five years of BN26 5 sales average about £4,520 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.
For scale: the England and Wales median is £285,000, so BN26 5 trades 4% above the country as a whole.
A typical BN26 5 home, priced year by year (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 | £295,000 | £295,000 | 34 |
| 2025 | £355,000 | £363,489 | 82 |
| 2024 | £357,000 | £379,564 | 95 |
| 2023 | £355,000 | £390,058 | 83 |
| 2022 | £359,000 | £420,968 | 82 |
| 2021 | £348,500 | £441,246 | 136 |
| 2020 | £305,000 | £395,744 | 94 |
| 2019 | £275,000 | £360,459 | 103 |
| 2018 | £275,000 | £366,580 | 108 |
| 2017 | £273,500 | £373,027 | 121 |
| 2016 | £280,000 | £391,723 | 109 |
| 2015 | £265,000 | £374,445 | 147 |
| 2014 | £226,500 | £321,330 | 128 |
| 2013 | £199,000 | £286,341 | 138 |
| 2012 | £208,500 | £306,886 | 104 |
| 2011 | £207,000 | £312,490 | 109 |
| 2010 | £211,000 | £330,902 | 114 |
| 2009 | £190,000 | £305,427 | 125 |
| 2008 | £205,000 | £336,038 | 79 |
| 2007 | £215,000 | £364,700 | 159 |
| 2006 | £181,800 | £315,582 | 150 |
| 2005 | £190,000 | £338,123 | 119 |
| 2004 | £174,000 | £316,018 | 153 |
| 2003 | £168,000 | £309,497 | 145 |
| 2002 | £135,000 | £254,001 | 159 |
| 2001 | £111,500 | £214,353 | 177 |
| 2000 | £104,000 | £204,100 | 152 |
| 1999 | £86,000 | £171,394 | 201 |
| 1998 | £74,700 | £150,787 | 142 |
| 1997 | £65,000 | £133,302 | 153 |
| 1996 | £59,000 | £124,428 | 171 |
| 1995 | £63,000 | £136,952 | 119 |
In cash terms the typical BN26 5 home went from £63,000 in 1995 to £295,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 115%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 33% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the BN26 5 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 (+24.4% on the year before); the weakest, 2026 (−16.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BN26 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −16.9% | −18.8% |
| 5 years (since 2021) | −3.3% | −7.7% |
| 10 years (since 2016) | +0.5% | −2.8% |
| 20 years (since 2006) | +2.4% | −0.3% |
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.
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, 34 sales completed in BN26 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 152 sales a year before the financial crisis and 75 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.
Reading the BN26 5 market
Only 34 sales completed here in the last twelve months of data, which makes BN26 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
The rental side of BN26 5
BN26 5 falls under Wealden, where the ONS puts the average private rent at £1,266 a month (May 2026 figures). A one-bed averages £899 a month here and a four-or-more-bed £2,096, so size does most of the work in setting the rent.
Average monthly rent by size, Wealden
ONS Price Index of Private Rents, May 2026.
£1,266 a month is £15,192 a year, which against the £295,000 median sold price makes a gross yield of 5.1%. 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.
BN26 5 (Alciston): the questions that come up
Are property prices falling in BN26 5 (Alciston)?
Is BN26 5 (Alciston) a good place to buy a house?
How much did a house sell for in BN26 5 (Alciston)?
Will BN26 5 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 15% over five years in cash but down 33% 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 BN26 now
The live side of the market holds 35 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole BN26 district, not just BN26 5: live asking prices are collected per district.
26% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"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 BN26 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. 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%) | — |
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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in BN26
A few minutes' walk can separate two very different markets. Here are BN26's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN26 6 | £312,000 | 45 |
Zoom out to the full BN26 district report for the type split, monthly volumes and how BN26 compares with its neighbours.
Selling a home in BN26 5? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BN26 5, use the average prices map for a rough value: zoom from BN26 5's shading down to the sold homes on your own street. The figures above are every recorded BN26 5 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 BN26 5.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to BN26 5. Free after a one click sign in.
The live map plots every individual BN26 5 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.