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Blackstone market report BN5, Henfield
The standing BN5 (Blackstone) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,155 registered sales in BN5 (Henfield) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in BN5 (Henfield) sold for £445,000 in 2026, the median of 37 registered sales, down 8% on five years earlier. The mean was £606,900, and by floor area homes here have averaged about £5,080 per square metre over the last five years. The figures cover 4,155 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
BN5 is the postcode district covering Henfield, Blackstone, Edburton in Henfield. 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 BN5 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.
Today's BN5 prices, from the sold record
In the BN5 property market, the 2026 median sale price is £445,000, from 37 registered sales; the mean, the "average house price" most sites quote, is £606,900, sitting a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in BN5
Measured by floor area, the last five years of BN5 sales average about £5,080 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.
Against a national (England and Wales) median of £285,000, BN5 runs 56% above it.
A typical BN5 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 | £445,000 | £445,000 | 37 |
| 2025 | £560,000 | £573,391 | 107 |
| 2024 | £580,000 | £616,659 | 114 |
| 2023 | £477,500 | £524,656 | 98 |
| 2022 | £486,500 | £570,477 | 110 |
| 2021 | £485,000 | £614,073 | 142 |
| 2020 | £447,600 | £580,770 | 108 |
| 2019 | £390,000 | £511,197 | 127 |
| 2018 | £440,000 | £586,528 | 165 |
| 2017 | £433,500 | £591,250 | 183 |
| 2016 | £355,000 | £496,649 | 99 |
| 2015 | £385,000 | £544,005 | 129 |
| 2014 | £360,000 | £510,723 | 159 |
| 2013 | £281,500 | £405,050 | 146 |
| 2012 | £342,500 | £504,117 | 110 |
| 2011 | £331,500 | £500,438 | 82 |
| 2010 | £271,200 | £425,311 | 104 |
| 2009 | £250,000 | £401,877 | 86 |
| 2008 | £266,500 | £436,850 | 76 |
| 2007 | £292,100 | £495,483 | 146 |
| 2006 | £270,000 | £468,686 | 165 |
| 2005 | £270,000 | £480,491 | 106 |
| 2004 | £253,800 | £460,950 | 148 |
| 2003 | £225,000 | £414,505 | 173 |
| 2002 | £210,000 | £395,113 | 189 |
| 2001 | £173,800 | £334,122 | 152 |
| 2000 | £152,500 | £299,281 | 150 |
| 1999 | £127,500 | £254,101 | 141 |
| 1998 | £120,000 | £242,229 | 113 |
| 1997 | £112,500 | £230,715 | 225 |
| 1996 | £93,000 | £196,133 | 151 |
| 1995 | £90,000 | £195,646 | 114 |
In cash terms the typical BN5 home went from £90,000 in 1995 to £445,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 127%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2024. The market now sits about 28% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BN5 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 2014 (+27.9% on the year before); the weakest, 2026 (−20.5%). 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 detached houses dominate the record here, 46% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £695,000 against £222,500 for a flat, 3.1 times the price.
Median by property type, BN5
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 | £800,000 | 14 | 1,888 |
| Semi-detached | £382,000 | 13 | 1,174 |
| Terraced | £330,000 | 8 | 769 |
| Flats | £222,500 (2025) | – | 318 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −20.5% | −22.4% |
| 5 years (since 2021) | −1.7% | −6.2% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +2.5% | −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.
Transaction volumes
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.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 72 BN5 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 154 sales a year before the financial crisis and 93 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 tenants pay around BN5
BN5 falls under Horsham, where the ONS puts the average private rent at £1,455 a month (May 2026 figures). A one-bed averages £1,009 a month here and a four-or-more-bed £2,400, so size does most of the work in setting the rent.
Average monthly rent by size, Horsham
ONS Price Index of Private Rents, May 2026.
£1,455 a month is £17,460 a year, which against the £445,000 median sold price makes a gross yield of 3.9%. 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.
Reading the BN5 market
This is a thin market: 72 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. 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. BN5 sits 4 of 30 in its area's price order, well inside the expensive end.
BN5 (Blackstone): the questions that come up
Are property prices falling in BN5 (Blackstone)?
Is BN5 (Blackstone) a good place to buy a house?
How much did a house sell for in BN5 (Blackstone)?
Where do BN5 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is down 8% over five years in cash but down 28% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in BN5 right now
Everything above is what homes in BN5 sold for. This is what you could actually buy today: 2 homes currently on the market from an agent publishing to HomesIndex, at a typical asking price 288% above the BN5 median sold price.
50% of what is on the market here is asking below what comparable homes actually sold for. 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 BN5 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%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
BN5 ranks 27 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 BN5, 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 |
|---|---|---|
| BN5 9 | £445,000 | 37 |
How BN5 compares nearby
Same city, different markets. The neighbouring districts of the BN area, dearest first:
| District | Median | 5-year |
|---|---|---|
| BN6 | £510,000 | +6% |
| BN7 | £465,000 | +0% |
| BN45 | £465,000 | -36% |
| BN5 (this report) | £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% |
| BN27 | £300,000 | -3% |
Thinking of selling in BN5? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BN5, use the average prices map for a rough value: zoom from BN5's shading down to the sold homes on your own street. The figures above are every recorded BN5 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working BN5: the featured spot on this report is free for founding agents, one per district. Claim BN5.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to BN5. Free after a one click sign in.
The live map plots every individual BN5 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.