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Amberstone market report BN27 2, Hailsham
The standing BN27 2 (Amberstone) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 2,631 completed sales registered with HM Land Registry in BN27 2 (Hailsham) 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 typical home in BN27 2 (Hailsham) sold for £253,500 in 2026, the median of 35 registered sales, up 2% on five years earlier. The mean was £241,400, and by floor area homes here have averaged about £3,310 per square metre over the last five years. The figures cover 2,631 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
BN27 2 is a postcode sector: one group of streets inside BN27 (Hailsham). 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 BN27 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 buyers actually paid in BN27 2
35 sales were registered in BN27 2 in 2026, and the middle one of them, the median, went for £253,500. The mean works out at £241,400, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in BN27 2
A square metre of BN27 2 home has cost about £3,310 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 BN27 2 trades 11% below the country as a whole.
A typical BN27 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £253,500 | £253,500 | 35 |
| 2025 | £262,500 | £268,777 | 82 |
| 2024 | £264,200 | £280,899 | 76 |
| 2023 | £263,500 | £289,522 | 70 |
| 2022 | £270,000 | £316,606 | 91 |
| 2021 | £249,000 | £315,266 | 124 |
| 2020 | £227,000 | £294,537 | 79 |
| 2019 | £226,000 | £296,232 | 85 |
| 2018 | £225,000 | £299,929 | 100 |
| 2017 | £209,000 | £285,055 | 73 |
| 2016 | £220,000 | £307,782 | 90 |
| 2015 | £195,000 | £275,535 | 85 |
| 2014 | £160,000 | £226,988 | 85 |
| 2013 | £143,500 | £206,482 | 46 |
| 2012 | £134,000 | £197,231 | 46 |
| 2011 | £131,000 | £197,760 | 48 |
| 2010 | £135,000 | £211,715 | 41 |
| 2009 | £138,000 | £221,836 | 50 |
| 2008 | £143,900 | £235,882 | 41 |
| 2007 | £152,000 | £257,834 | 122 |
| 2006 | £137,800 | £239,203 | 110 |
| 2005 | £122,000 | £217,111 | 63 |
| 2004 | £130,000 | £236,105 | 105 |
| 2003 | £120,000 | £221,069 | 97 |
| 2002 | £105,000 | £197,557 | 115 |
| 2001 | £76,000 | £146,106 | 106 |
| 2000 | £69,000 | £135,413 | 101 |
| 1999 | £53,500 | £106,623 | 107 |
| 1998 | £53,000 | £106,984 | 107 |
| 1997 | £50,000 | £102,540 | 104 |
| 1996 | £45,000 | £94,903 | 81 |
| 1995 | £45,400 | £98,693 | 66 |
In cash terms the typical BN27 2 home went from £45,400 in 1995 to £253,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 157%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 20% 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 BN27 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 2002 (+38.2% on the year before); the weakest, 2005 (−6.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BN27 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.4% | −5.7% |
| 5 years (since 2021) | +0.4% | −4.3% |
| 10 years (since 2016) | +1.4% | −1.9% |
| 20 years (since 2006) | +3.1% | +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.
Sales activity in BN27 2
Sales per year, counted
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.
Over the last twelve months of data, 35 sales completed in BN27 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 102 sales a year before the financial crisis and 71 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around BN27 2
For renting purposes BN27 2 sits in Wealden. The ONS average private rent there is £1,266 a month (May 2026). The spread runs from £899 a month for a typical one-bed to £2,096 at four-plus bedrooms, which is size doing most of the pricing.
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 £253,500 median sold price makes a gross yield of 6.0%. 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.
How BN27 2 trades
This is a thin market: 35 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. Against the BN27 district median, BN27 2 sits 15% lower, marking it as a cheaper pocket of the district.
Common questions on BN27 2 (Amberstone)
How much did a house sell for in BN27 2 (Amberstone)?
Are property prices falling in BN27 2 (Amberstone)?
Is BN27 2 (Amberstone) a good place to buy a house?
Will BN27 2 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 20% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in BN27 now
Turning to what is actually available: 104 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole BN27 district, not just BN27 2: live asking prices are collected per district.
Of everything listed here, 21% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
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 BN27 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.
Moving up a bedroom in BN: the cost
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%) | — |
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. 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 BN27
Sector boundaries hide real price steps. The rest of BN27, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN27 1 | £294,200 | 54 |
| BN27 3 | £317,500 | 76 |
| BN27 4 | £390,000 | 30 |
Zoom out to the full BN27 district report for the type split, monthly volumes and how BN27 compares with its neighbours.
Selling a home in BN27 2? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at BN27 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 BN27 2: the featured spot on this report is free for founding agents, one per district. Claim BN27 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to BN27 2. Free after a one click sign in.
See every individual BN27 2 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.