Local market reports › BN area › BN8
Barcombe market report BN8, Lewes
The BN8 (Barcombe) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 7,489 completed sales registered with HM Land Registry in BN8 (Lewes) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in BN8 (Lewes) came in at £435,000, out of 83 registered, down 3% on five years earlier, and the mean stands at £506,000, and by floor area homes here have averaged about £4,830 per square metre over the last five years. The record behind it is 7,489 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
BN8 is a postcode district covering Barcombe, Barcombe Cross, Beddingham in Lewes. 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 BN8 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
83 sales were registered in BN8 in 2026, and the middle one of them, the median, went for £435,000. The mean works out at £506,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
Price per square metre in BN8
Measured by floor area, the last five years of BN8 sales average about £4,830 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, BN8 runs 53% above it.
A typical BN8 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 | £435,000 | £435,000 | 83 |
| 2025 | £482,500 | £494,038 | 214 |
| 2024 | £475,000 | £505,023 | 243 |
| 2023 | £485,000 | £532,897 | 163 |
| 2022 | £488,800 | £573,174 | 288 |
| 2021 | £449,500 | £569,125 | 362 |
| 2020 | £428,800 | £556,377 | 194 |
| 2019 | £423,200 | £554,714 | 230 |
| 2018 | £415,000 | £553,203 | 199 |
| 2017 | £365,000 | £497,823 | 204 |
| 2016 | £350,000 | £489,653 | 217 |
| 2015 | £380,000 | £536,940 | 203 |
| 2014 | £350,000 | £496,536 | 243 |
| 2013 | £311,000 | £447,498 | 217 |
| 2012 | £326,000 | £479,831 | 196 |
| 2011 | £302,500 | £456,659 | 158 |
| 2010 | £332,500 | £521,446 | 220 |
| 2009 | £273,000 | £438,850 | 225 |
| 2008 | £286,500 | £469,634 | 158 |
| 2007 | £300,000 | £508,884 | 282 |
| 2006 | £270,000 | £468,686 | 305 |
| 2005 | £246,000 | £437,781 | 232 |
| 2004 | £248,500 | £451,325 | 233 |
| 2003 | £220,000 | £405,293 | 281 |
| 2002 | £189,000 | £355,602 | 305 |
| 2001 | £166,200 | £319,511 | 252 |
| 2000 | £145,000 | £284,563 | 239 |
| 1999 | £128,500 | £256,094 | 337 |
| 1998 | £111,000 | £224,061 | 251 |
| 1997 | £91,000 | £186,623 | 321 |
| 1996 | £85,000 | £179,261 | 276 |
| 1995 | £81,200 | £176,516 | 158 |
In cash terms the typical BN8 home went from £81,200 in 1995 to £435,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 146%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 24% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BN8 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 1998 (+22.0% on the year before); the weakest, 2026 (−9.8%). 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, 43% of the typed total. A detached home currently trades at £692,500 against £215,000 for a flat, 3.2 times the price.
Median by property type, BN8
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 | £692,500 | 30 | 3,192 |
| Semi-detached | £426,200 | 27 | 2,420 |
| Terraced | £370,000 | 21 | 1,338 |
| Flats | £215,000 | 5 | 539 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.8% | −12.0% |
| 5 years (since 2021) | −0.7% | −5.2% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +2.4% | −0.4% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in BN8
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 monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 176 BN8 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 266 sales a year before the financial crisis and 198 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.
Rents around BN8
The local authority for BN8 is Lewes, and its ONS average private rent currently stands at £1,323 a month (May 2026 figures). A one-bed averages £917 a month here and a four-or-more-bed £2,158, so size does most of the work in setting the rent.
Average monthly rent by size, Lewes
ONS Price Index of Private Rents, May 2026.
£1,323 a month is £15,876 a year, which against the £435,000 median sold price makes a gross yield of 3.6%. 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.
The shape of the BN8 market
BN8 sits 7 of 30 in its area's price order, well inside the expensive end.
Common questions on BN8 (Barcombe)
Is BN8 (Barcombe) a good place to buy a house?
How much did a house sell for in BN8 (Barcombe)?
Are property prices falling in BN8 (Barcombe)?
Are BN8 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is down 3% over five years in cash but down 24% 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
Everything above is what homes in BN8 sold for. Turning to what is actually available: 55 homes on the market right now, from 6 agents publishing to HomesIndex, at a typical asking price 38% above the BN8 median sold price.
Of everything listed here, 26% 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 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
The Land Registry record, split by size: what each kind of home actually sold for across the BN area. 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 | — | £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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
BN8 ranks 22 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.
Five-year change in the median, BN area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside BN8, 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 |
|---|---|---|
| BN8 4 | £440,000 | 39 |
| BN8 5 | £410,000 | 32 |
| BN8 6 | £740,000 | 12 |
How BN8 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 | £445,000 | -8% |
| BN1 | £440,000 | +6% |
| BN3 | £437,800 | +6% |
| BN8 (this report) | £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% |
Selling a home in BN8? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BN8, use the average prices map for a rough value: zoom from BN8's shading down to the sold homes on your own street. The figures above are every recorded BN8 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.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to BN8. Free after a one click sign in.
Two maps carry on from here: every BN8 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.