Local market reports › BN area › BN8 › BN8 5
Barcombe market report BN8 5, Lewes
The standing BN8 5 (Barcombe) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 2,976 sales registered with HM Land Registry in BN8 5 (Lewes) 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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in BN8 5 (Lewes) came in at £410,000, out of 32 registered, down 3% on five years earlier, and the mean stands at £411,200, and by floor area homes here have averaged about £4,690 per square metre over the last five years. The record behind it is 2,976 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
BN8 5 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 5 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 BN8 5
32 sales were registered in BN8 5 in 2026, and the middle one of them, the median, went for £410,000. The mean works out at £411,200, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in BN8 5
By floor space, homes in BN8 5 have sold for about £4,690 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts BN8 5 44% above the country at large.
A typical BN8 5 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 | £410,000 | £410,000 | 32 |
| 2025 | £461,200 | £472,229 | 72 |
| 2024 | £420,000 | £446,546 | 78 |
| 2023 | £455,000 | £499,934 | 73 |
| 2022 | £449,000 | £526,504 | 141 |
| 2021 | £423,500 | £536,206 | 150 |
| 2020 | £400,000 | £519,008 | 81 |
| 2019 | £423,000 | £554,452 | 84 |
| 2018 | £365,000 | £486,552 | 67 |
| 2017 | £362,000 | £493,732 | 77 |
| 2016 | £330,000 | £461,673 | 91 |
| 2015 | £330,000 | £466,290 | 74 |
| 2014 | £285,000 | £404,322 | 97 |
| 2013 | £286,200 | £411,813 | 88 |
| 2012 | £260,000 | £382,688 | 69 |
| 2011 | £287,500 | £434,014 | 74 |
| 2010 | £273,000 | £428,134 | 74 |
| 2009 | £250,000 | £401,877 | 88 |
| 2008 | £250,000 | £409,803 | 68 |
| 2007 | £285,000 | £483,439 | 117 |
| 2006 | £250,000 | £433,968 | 151 |
| 2005 | £231,000 | £411,087 | 104 |
| 2004 | £228,000 | £414,093 | 99 |
| 2003 | £196,000 | £361,080 | 111 |
| 2002 | £165,000 | £310,446 | 119 |
| 2001 | £155,000 | £297,980 | 105 |
| 2000 | £137,300 | £269,451 | 88 |
| 1999 | £112,000 | £223,210 | 127 |
| 1998 | £95,000 | £191,764 | 93 |
| 1997 | £84,000 | £172,267 | 124 |
| 1996 | £78,500 | £165,553 | 107 |
| 1995 | £77,000 | £167,386 | 53 |
In cash terms the typical BN8 5 home went from £77,000 in 1995 to £410,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 145%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2019; the current median sits about 26% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the BN8 5 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 2000 (+22.6% on the year before); the weakest, 2008 (−12.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.1% | −13.2% |
| 5 years (since 2021) | −0.6% | −5.2% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +2.5% | −0.3% |
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.
How many homes change hands in BN8 5
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 32 BN8 5 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 112 sales a year before the financial crisis and 79 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.
What homes rent for around BN8 5
BN8 5 falls under Lewes, where the ONS puts the average private rent at £1,323 a month (May 2026 figures). The spread runs from £917 a month for a typical one-bed to £2,158 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Lewes
ONS Price Index of Private Rents, May 2026.
Against the £410,000 median purchase price, a rent of £1,323 a month (£15,876 a year) works out at a 3.9% 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 BN8 5 market
Only 32 sales completed here in the last twelve months of data, which makes BN8 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
BN8 5 (Barcombe): the questions that come up
Are property prices falling in BN8 5 (Barcombe)?
Is BN8 5 (Barcombe) a good place to buy a house?
How much did a house sell for in BN8 5 (Barcombe)?
Are BN8 5 prices heading up or down?
The record answers a different question than "what happens next": the median is down 3% over five years in cash but down 24% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
BN8's current homes for sale
The live side of the market holds 55 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole BN8 district, not just BN8 5: live asking prices are collected per district.
Of everything listed here, 26% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every BN8 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
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.
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.
Other sectors in BN8
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of BN8, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BN8 4 | £440,000 | 39 |
| 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.
Before you sell in BN8 5: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BN8 5, use the average prices map for a rough value: zoom from BN8 5's shading down to the sold homes on your own street. The figures above are every recorded BN8 5 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim BN8 5.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to BN8 5. Free after a one click sign in.
Two maps carry on from here: every BN8 5 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.
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.