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Biggin Hill market report TN16 1, Westerham
The TN16 1 (Biggin Hill) 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: 2,678 sales registered with HM Land Registry in TN16 1 (Westerham) 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 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in TN16 1 (Westerham) came in at £512,500, out of 24 registered, up 8% on five years earlier, and the mean stands at £548,900, and by floor area homes here have averaged about £5,340 per square metre over the last five years. The record behind it is 2,678 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like TN16 1 is a single group of streets within TN16 (Westerham), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where TN16 1 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 TN16 1
Across 24 registered 2026 sales, the typical (median) TN16 1 home went for £512,500. The mean is £548,900, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in TN16 1
Per square metre, TN16 1 homes have averaged around £5,340 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, TN16 1 sits 80% above the national market.
The price of a typical TN16 1 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 | £512,500 | £512,500 | 24 |
| 2025 | £487,500 | £499,158 | 60 |
| 2024 | £466,200 | £495,666 | 74 |
| 2023 | £470,000 | £516,415 | 55 |
| 2022 | £510,000 | £598,033 | 73 |
| 2021 | £475,000 | £601,411 | 115 |
| 2020 | £465,000 | £603,347 | 73 |
| 2019 | £530,000 | £694,703 | 67 |
| 2018 | £480,000 | £639,849 | 93 |
| 2017 | £443,000 | £604,208 | 67 |
| 2016 | £400,000 | £559,604 | 78 |
| 2015 | £400,000 | £565,200 | 70 |
| 2014 | £340,000 | £482,349 | 81 |
| 2013 | £331,800 | £477,427 | 92 |
| 2012 | £300,000 | £441,563 | 67 |
| 2011 | £325,000 | £490,625 | 63 |
| 2010 | £325,000 | £509,684 | 75 |
| 2009 | £322,500 | £518,422 | 86 |
| 2008 | £320,000 | £524,548 | 63 |
| 2007 | £285,000 | £483,439 | 114 |
| 2006 | £299,000 | £519,026 | 99 |
| 2005 | £249,000 | £443,120 | 81 |
| 2004 | £250,000 | £454,049 | 111 |
| 2003 | £238,500 | £439,375 | 96 |
| 2002 | £205,000 | £385,706 | 127 |
| 2001 | £172,000 | £330,661 | 109 |
| 2000 | £175,200 | £343,830 | 92 |
| 1999 | £126,000 | £251,111 | 112 |
| 1998 | £120,000 | £242,229 | 102 |
| 1997 | £110,000 | £225,588 | 103 |
| 1996 | £93,800 | £197,820 | 88 |
| 1995 | £81,800 | £177,821 | 68 |
In cash terms the typical TN16 1 home went from £81,800 in 1995 to £512,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 188%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2019. The market now sits about 26% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TN16 1 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 (+39.0% on the year before); the weakest, 2020 (−12.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +5.1% | +2.7% |
| 5 years (since 2021) | +1.5% | −3.1% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.7% | −0.1% |
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 TN16 1
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.
The register shows 24 TN16 1 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 104 sales a year before the financial crisis and 57 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.
Reading the TN16 1 market
Only 24 sales completed here in the last twelve months of data, which makes TN16 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the TN16 district median, TN16 1 sits 15% higher, marking it as a dearer pocket of the district.
What tenants pay around TN16 1
For renting purposes TN16 1 sits in Sevenoaks. The ONS average private rent there is £1,790 a month (May 2026). A one-bed averages £1,252 a month here and a four-or-more-bed £2,926, so size does most of the work in setting the rent.
Average monthly rent by size, Sevenoaks
ONS Price Index of Private Rents, May 2026.
£1,790 a month is £21,480 a year, which against the £512,500 median sold price makes a gross yield of 4.2%. 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.
TN16 1 (Biggin Hill): the questions that come up
Are property prices falling in TN16 1 (Biggin Hill)?
Is TN16 1 (Biggin Hill) a good place to buy a house?
How much did a house sell for in TN16 1 (Biggin Hill)?
Will TN16 1 prices rise from here?
The record answers a different question than "what happens next": the median is up 8% over five years in cash but down 15% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in TN16 today
The live side of the market holds 87 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole TN16 district, not just TN16 1: live asking prices are collected per district.
24% 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.
- Shipfield Close, Tatsfield, Westerham...
- Kings Road, Biggin Hill, Westerham, TN16
- Paynesfield Road, Westerham, Kent, TN16
"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 TN16 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.
What another bedroom costs in TN
Real sold prices by size across the TN area, straight 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 | — | £375,000 | £520,000 (+39%) | £789,950 (+52%) | £1,140,000 (+44%) |
| Semi-detached | £280,000 | £340,000 (+21%) | £415,000 (+22%) | £580,000 (+40%) | £750,000 (+29%) |
| Terraced | £265,000 | £310,000 (+17%) | £358,115 (+16%) | £463,497 (+29%) | £703,750 (+52%) |
| Flat | £175,000 | £240,000 (+37%) | £350,000 (+46%) | £570,000 (+63%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the TN area is the point: the same five years treated these districts very differently.
Five-year change in the median, TN area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in TN16
A few minutes' walk can separate two very different markets. Here are TN16's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN16 2 | £912,500 | 4 |
| TN16 3 | £430,000 | 60 |
Zoom out to the full TN16 district report for the type split, monthly volumes and how TN16 compares with its neighbours.
Before you sell in TN16 1: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in TN16 1, use the average prices map for a rough value: zoom from TN16 1's shading down to the sold homes on your own street. The figures above are every recorded TN16 1 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 TN16 1.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TN16 1. Free, with a one click sign in.
See every individual TN16 1 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.