Local market reports › BN area › BN26
Alciston market report BN26, Polegate
The BN26 (Alciston) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 8,619 HM Land Registry entries for BN26 (Polegate), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 79 registered 2026 sales put the BN26 (Polegate) median at £295,000, down 9% on five years earlier, with a mean of £321,400, and by floor area homes here have averaged about £4,230 per square metre over the last five years. Everything rests on 8,619 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
BN26 is the postcode district covering Polegate, Alciston, Alfriston in Polegate. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where BN26 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 buyers actually paid in BN26
79 sales were registered in BN26 in 2026, and the middle one of them, the median, went for £295,000. The mean works out at £321,400, somewhat above it, as happens wherever a market carries an expensive tail.
BN26 prices by floor area
Averaged across five years of sales, floor space in BN26 costs about £4,230 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, BN26 runs 4% above it.
A typical BN26 home, priced year by year (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 | £295,000 | £295,000 | 79 |
| 2025 | £325,000 | £332,772 | 203 |
| 2024 | £322,000 | £342,352 | 218 |
| 2023 | £335,000 | £368,083 | 188 |
| 2022 | £340,000 | £398,689 | 231 |
| 2021 | £325,000 | £411,492 | 318 |
| 2020 | £292,500 | £379,525 | 242 |
| 2019 | £267,500 | £350,628 | 235 |
| 2018 | £275,000 | £366,580 | 269 |
| 2017 | £256,000 | £349,158 | 261 |
| 2016 | £265,000 | £370,738 | 301 |
| 2015 | £245,000 | £346,185 | 347 |
| 2014 | £217,000 | £307,852 | 347 |
| 2013 | £193,000 | £277,708 | 304 |
| 2012 | £185,000 | £272,297 | 243 |
| 2011 | £185,500 | £280,034 | 226 |
| 2010 | £193,000 | £302,674 | 197 |
| 2009 | £175,000 | £281,314 | 233 |
| 2008 | £195,500 | £320,466 | 162 |
| 2007 | £191,500 | £324,837 | 308 |
| 2006 | £175,000 | £303,778 | 308 |
| 2005 | £171,500 | £305,201 | 248 |
| 2004 | £164,000 | £297,856 | 307 |
| 2003 | £157,500 | £290,153 | 314 |
| 2002 | £120,000 | £225,779 | 331 |
| 2001 | £97,000 | £186,478 | 353 |
| 2000 | £89,000 | £174,663 | 343 |
| 1999 | £74,000 | £147,478 | 375 |
| 1998 | £67,000 | £135,244 | 273 |
| 1997 | £59,000 | £120,997 | 306 |
| 1996 | £53,000 | £111,775 | 333 |
| 1995 | £55,000 | £119,562 | 216 |
In cash terms the typical BN26 home went from £55,000 in 1995 to £295,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 147%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 28% 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 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 (+31.3% on the year before); the weakest, 2009 (−10.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 43% of the typed total. A detached home currently trades at £468,500 against £158,300 for a flat, 3.0 times the price.
Median by property type, BN26
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 | £468,500 | 22 | 2,491 |
| Semi-detached | £320,000 | 28 | 3,711 |
| Terraced | £276,000 | 11 | 1,204 |
| Flats | £158,300 | 18 | 1,213 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.2% | −11.4% |
| 5 years (since 2021) | −1.9% | −6.4% |
| 10 years (since 2016) | +1.1% | −2.3% |
| 20 years (since 2006) | +2.6% | −0.1% |
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.
The turnover behind the prices
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 168 sales completed in BN26. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 314 sales a year before the financial crisis and 184 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.
Rents around BN26
BN26 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.
Against the £295,000 median purchase price, a rent of £1,266 a month (£15,192 a year) works out at a 5.1% 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.
How BN26 trades
Among the 30 measurable districts of its area, BN26 ranks 25 by median price: towards the affordable end.
Asked and answered: BN26 (Alciston)
Are property prices falling in BN26 (Alciston)?
Is BN26 (Alciston) a good place to buy a house?
How much did a house sell for in BN26 (Alciston)?
Will BN26 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 9% over five years in cash but down 28% 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 BN26 right now
Everything above is what homes in BN26 sold for. This is what you could actually buy today: 35 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 69% above the BN26 median sold price.
26% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
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 BN26 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in BN
What homes of each size actually sold for across the BN area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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
BN26 ranks 28 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 BN26, 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 |
|---|---|---|
| BN26 5 | £295,000 | 34 |
| BN26 6 | £312,000 | 45 |
How BN26 compares nearby
Same city, different markets. The dearest districts of the BN area, and BN26 itself, which ranks 25 of 30 by median price:
| 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 | £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% |
| BN26 (this report) | £295,000 | -9% |
Before you sell in BN26: 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 BN26'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim BN26.
Dig further
Behind the answers sits the same Land Registry record as this page, with BN26 already set as the subject. Free, one click sign in.
Two maps carry on from here: every BN26 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.