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Barcombe market report BN8 4, Lewes
The BN8 4 (Barcombe) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,078 sales recorded by HM Land Registry in BN8 4 (Lewes) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in BN8 4 (Lewes) came in at £440,000, out of 39 registered, down 5% on five years earlier, and the mean stands at £504,100, and by floor area homes here have averaged about £4,790 per square metre over the last five years. The record behind it is 3,078 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
BN8 4 is a postcode sector: one group of streets inside BN8 (Lewes). 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 BN8 4 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.
The going rate for a home in BN8 4
Across 39 registered 2026 sales, the typical (median) BN8 4 home went for £440,000. The mean is £504,100, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in BN8 4
A square metre of BN8 4 home has cost about £4,790 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 BN8 4 trades 54% above the country as a whole.
A typical BN8 4 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £440,000 | £440,000 | 39 |
| 2025 | £490,000 | £501,717 | 90 |
| 2024 | £505,000 | £536,919 | 118 |
| 2023 | £490,000 | £538,390 | 63 |
| 2022 | £507,000 | £594,515 | 111 |
| 2021 | £465,000 | £588,750 | 157 |
| 2020 | £425,000 | £551,446 | 76 |
| 2019 | £391,000 | £512,507 | 108 |
| 2018 | £445,000 | £593,193 | 93 |
| 2017 | £360,000 | £491,004 | 75 |
| 2016 | £362,500 | £507,141 | 84 |
| 2015 | £386,200 | £545,701 | 88 |
| 2014 | £390,000 | £553,283 | 93 |
| 2013 | £339,000 | £487,787 | 94 |
| 2012 | £355,000 | £522,516 | 92 |
| 2011 | £306,000 | £461,942 | 53 |
| 2010 | £376,800 | £590,919 | 88 |
| 2009 | £280,000 | £450,102 | 78 |
| 2008 | £312,500 | £512,253 | 60 |
| 2007 | £335,000 | £568,253 | 114 |
| 2006 | £277,500 | £481,705 | 113 |
| 2005 | £250,000 | £444,899 | 100 |
| 2004 | £250,000 | £454,049 | 100 |
| 2003 | £230,000 | £423,716 | 125 |
| 2002 | £218,600 | £411,294 | 126 |
| 2001 | £157,200 | £302,209 | 98 |
| 2000 | £132,700 | £260,424 | 90 |
| 1999 | £125,000 | £249,118 | 125 |
| 1998 | £124,000 | £250,303 | 103 |
| 1997 | £90,500 | £185,597 | 138 |
| 1996 | £89,800 | £189,384 | 116 |
| 1995 | £83,400 | £181,299 | 70 |
In cash terms the typical BN8 4 home went from £83,400 in 1995 to £440,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 143%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 26% 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 BN8 4 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 (+39.1% on the year before); the weakest, 2011 (−18.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.2% | −12.3% |
| 5 years (since 2021) | −1.1% | −5.7% |
| 10 years (since 2016) | +2.0% | −1.4% |
| 20 years (since 2006) | +2.3% | −0.5% |
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 BN8 4
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, 39 sales completed in BN8 4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 108 sales a year before the financial crisis and 84 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.
How BN8 4 trades
Only 39 sales completed here in the last twelve months of data, which makes BN8 4 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 BN8 4
The local authority for BN8 4 is Lewes, and its ONS average private rent currently stands at £1,323 a month (May 2026 figures). Size sets most of the rent: one-beds average £917 a month here against £2,158 for four or more bedrooms.
Average monthly rent by size, Lewes
ONS Price Index of Private Rents, May 2026.
Against the £440,000 median purchase price, a rent of £1,323 a month (£15,876 a year) works out at a 3.6% 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.
What people ask about BN8 4 (Barcombe)
How much did a house sell for in BN8 4 (Barcombe)?
Are property prices falling in BN8 4 (Barcombe)?
Is BN8 4 (Barcombe) a good place to buy a house?
What happens to BN8 4 prices now?
No honest page predicts prices, so this one sticks to the record: the median is down 5% over five years in cash but down 25% 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.
BN8's current homes for sale
Turning to what is actually available: 55 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole BN8 district, not just BN8 4: live asking prices are collected per district.
26% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"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 BN8 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.
Bedroom by bedroom: BN prices by size
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%) | — |
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.
Five-year change in the median, BN area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in BN8
A few minutes' walk can separate two very different markets. Here are BN8's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN8 5 | £410,000 | 32 |
| BN8 6 | £740,000 | 12 |
Zoom out to the full BN8 district report for the type split, monthly volumes and how BN8 compares with its neighbours.
Thinking of selling in BN8 4? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BN8 4, open the average prices map and zoom from the BN8 4 shading down to the sold homes on your own street. Every recorded BN8 4 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working BN8 4: the featured spot on this report is free for founding agents, one per district. Claim BN8 4.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to BN8 4. Free after a one click sign in.
The live map plots every individual BN8 4 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.