Local market reports › BN area › BN27
Amberstone market report BN27, Hailsham
The BN27 (Amberstone) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 18,412 sales registered with HM Land Registry in BN27 (Hailsham) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the 2026 median for BN27 (Hailsham) is £300,000, from 239 registered sales, down 3% on five years earlier; the mean is £331,000, and by floor area homes here have averaged about £3,800 per square metre over the last five years. Behind the figures sit 18,412 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BN27 is a postcode district covering Hailsham, Amberstone, Bodle Street in Hailsham. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where BN27 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 BN27 sells for
Take the 239 registered 2026 sales in BN27 and the middle price, the median, is £300,000. The mean lands at £331,000, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in BN27
Averaged across five years of sales, floor space in BN27 costs about £3,800 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.
Set against the £285,000 England and Wales median, BN27 sits 5% above the national market.
The price of a typical BN27 home, 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 | £300,000 | £300,000 | 239 |
| 2025 | £325,000 | £332,772 | 583 |
| 2024 | £337,200 | £358,513 | 545 |
| 2023 | £322,800 | £354,678 | 484 |
| 2022 | £331,200 | £388,370 | 644 |
| 2021 | £310,000 | £392,500 | 877 |
| 2020 | £277,200 | £359,673 | 574 |
| 2019 | £279,500 | £366,358 | 618 |
| 2018 | £269,500 | £359,249 | 596 |
| 2017 | £270,000 | £368,253 | 605 |
| 2016 | £245,000 | £342,757 | 631 |
| 2015 | £237,500 | £335,588 | 565 |
| 2014 | £215,000 | £305,015 | 703 |
| 2013 | £205,000 | £294,975 | 598 |
| 2012 | £196,000 | £288,488 | 485 |
| 2011 | £195,000 | £294,375 | 470 |
| 2010 | £197,500 | £309,731 | 414 |
| 2009 | £172,800 | £277,777 | 372 |
| 2008 | £207,400 | £339,972 | 304 |
| 2007 | £188,000 | £318,900 | 704 |
| 2006 | £177,000 | £307,249 | 631 |
| 2005 | £172,000 | £306,091 | 435 |
| 2004 | £165,000 | £299,672 | 631 |
| 2003 | £155,000 | £285,548 | 535 |
| 2002 | £130,000 | £244,594 | 700 |
| 2001 | £100,000 | £192,245 | 618 |
| 2000 | £87,500 | £171,719 | 585 |
| 1999 | £76,200 | £151,863 | 717 |
| 1998 | £70,000 | £141,300 | 669 |
| 1997 | £63,500 | £130,226 | 731 |
| 1996 | £60,000 | £126,537 | 588 |
| 1995 | £58,500 | £127,170 | 561 |
In cash terms the typical BN27 home went from £58,500 in 1995 to £300,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 136%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 24% 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 BN27 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 (+30.0% on the year before); the weakest, 2009 (−16.7%). 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, 35% of the typed total. A detached home currently trades at £412,500 against £160,000 for a flat, 2.6 times the price.
Median by property type, BN27
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 | £412,500 | 76 | 6,330 |
| Semi-detached | £295,000 | 94 | 6,518 |
| Terraced | £256,800 | 52 | 4,090 |
| Flats | £160,000 | 17 | 1,474 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −7.7% | −9.8% |
| 5 years (since 2021) | −0.7% | −5.2% |
| 6 years (since 2020) | +1.3% | −3.0% |
| 10 years (since 2016) | +2.0% | −1.3% |
| 20 years (since 2006) | +2.7% | −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.
Transaction volumes
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 423 BN27 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 499 sales a year recently, against 605 a year before 2008. 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 tenants pay around BN27
For renting purposes BN27 sits in Wealden. The ONS average private rent there is £1,266 a month (May 2026). Size sets most of the rent: one-beds average £899 a month here against £2,096 for four or more bedrooms.
Average monthly rent by size, Wealden
ONS Price Index of Private Rents, May 2026.
Against the £300,000 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.
Reading the BN27 market
Among the 30 measurable districts of its area, BN27 ranks 25 by median price: towards the affordable end.
What people ask about BN27 (Amberstone)
How much did a house sell for in BN27 (Amberstone)?
Are property prices falling in BN27 (Amberstone)?
Is BN27 (Amberstone) a good place to buy a house?
Will BN27 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 3% over five years in cash but down 24% 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.
On the market in BN27 today
Everything above is what homes in BN27 sold for. Turning to what is actually available: 8 homes on the market right now, from 3 agents publishing to HomesIndex, at a typical asking price 42% above the BN27 median sold price.
At the pace of the last twelve months' registered sales (423 in BN27), the 8 homes listed here amount to about a week of supply. Not every agent publishes to HomesIndex, so the true figure is higher. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
Of everything listed here, 0% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
See every BN27 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.
Month by month: when BN27 sells
March is when BN27 changes hands most (12.1% of the 3,133 sales dated 2021 to 2025); January is the quiet end at 6.0%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 187 | 6.0% |
| February | 243 | 7.8% |
| March | 378 | 12.1% |
| April | 231 | 7.4% |
| May | 239 | 7.6% |
| June | 325 | 10.4% |
| July | 205 | 6.5% |
| August | 270 | 8.6% |
| September | 283 | 9.0% |
| October | 250 | 8.0% |
| November | 239 | 7.6% |
| December | 283 | 9.0% |
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 | £365,000 | £410,000 (+12%) | £480,000 (+17%) | £625,000 (+30%) | £880,000 (+41%) |
| Semi-detached | £299,000 | £327,000 (+9%) | £385,000 (+18%) | £500,000 (+30%) | £697,500 (+40%) |
| Terraced | £260,000 | £310,000 (+19%) | £355,000 (+15%) | £494,500 (+39%) | £688,750 (+39%) |
| Flat | £195,000 | £260,000 (+33%) | £350,000 (+35%) | £450,000 (+29%) | £585,000 (+30%) |
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
BN27 ranks 26 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.
Winners and losers across the BN area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside BN27, 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 |
|---|---|---|
| BN27 1 | £302,500 | 66 |
| BN27 2 | £256,000 | 40 |
| BN27 3 | £317,500 | 94 |
| BN27 4 | £365,000 | 39 |
How BN27 compares nearby
Same city, different markets. The dearest districts of the BN area, and BN27 itself, which ranks 25 of 30 by median price:
| District | Median | 5-year |
|---|---|---|
| BN6 | £512,500 | +7% |
| BN5 | £475,300 | -2% |
| BN7 | £474,500 | +2% |
| BN45 | £465,000 | -36% |
| BN8 | £438,000 | -3% |
| BN1 | £435,000 | +5% |
| BN42 | £435,000 | +12% |
| BN3 | £431,500 | +5% |
| BN2 | £430,000 | +8% |
| BN44 | £425,000 | -2% |
| BN43 | £418,500 | +3% |
| BN12 | £410,000 | +6% |
| BN14 | £395,000 | +8% |
| BN41 | £381,000 | +12% |
| BN18 | £375,000 | -2% |
| BN16 | £374,000 | +1% |
| BN20 | £372,500 | +5% |
| BN25 | £370,000 | +0% |
| BN15 | £365,000 | +14% |
| BN24 | £355,000 | +8% |
| BN10 | £345,000 | +5% |
| BN13 | £345,000 | +4% |
| BN9 | £307,500 | +15% |
| BN27 (this report) | £300,000 | -3% |
Selling in BN27? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BN27, open the average prices map and zoom from the BN27 shading down to the sold homes on your own street. Every recorded BN27 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to BN27. Free after a one click sign in.
The live map plots every individual BN27 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.