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Biggin Hill market report TN16 3, Westerham
The TN16 3 (Biggin Hill) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 6,731 registered sales in TN16 3 (Westerham) 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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in TN16 3 (Westerham) sold for £430,000 in 2026, the median of 60 registered sales, up 2% on five years earlier. The mean was £444,100, and by floor area homes here have averaged about £4,660 per square metre over the last five years. The figures cover 6,731 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like TN16 3 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 3 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 TN16 3
The TN16 3 median stands at £430,000 for 2026, built from 60 registered sales; the mean, the figure usually quoted as the "average house price", is £444,100, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in TN16 3
Per square metre, TN16 3 homes have averaged around £4,660 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.
For scale: the England and Wales median is £285,000, so TN16 3 trades 51% above the country as a whole.
TN16 3's median sold price, 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 | £430,000 | £430,000 | 60 |
| 2025 | £453,500 | £464,345 | 180 |
| 2024 | £450,000 | £478,442 | 170 |
| 2023 | £452,500 | £497,187 | 128 |
| 2022 | £475,000 | £556,992 | 185 |
| 2021 | £420,000 | £531,774 | 253 |
| 2020 | £375,000 | £486,570 | 185 |
| 2019 | £370,000 | £484,981 | 167 |
| 2018 | £376,200 | £501,482 | 214 |
| 2017 | £385,000 | £525,101 | 196 |
| 2016 | £363,800 | £508,960 | 176 |
| 2015 | £315,900 | £446,367 | 224 |
| 2014 | £275,000 | £390,136 | 227 |
| 2013 | £275,000 | £395,698 | 181 |
| 2012 | £245,000 | £360,609 | 142 |
| 2011 | £250,000 | £377,404 | 163 |
| 2010 | £250,000 | £392,064 | 149 |
| 2009 | £243,500 | £391,428 | 137 |
| 2008 | £246,500 | £404,066 | 140 |
| 2007 | £252,000 | £427,462 | 360 |
| 2006 | £235,500 | £408,798 | 313 |
| 2005 | £224,500 | £399,520 | 218 |
| 2004 | £218,000 | £395,931 | 279 |
| 2003 | £190,000 | £350,026 | 269 |
| 2002 | £172,000 | £323,617 | 282 |
| 2001 | £150,000 | £288,367 | 255 |
| 2000 | £133,000 | £261,013 | 247 |
| 1999 | £123,000 | £245,133 | 266 |
| 1998 | £100,000 | £201,857 | 221 |
| 1997 | £87,500 | £179,445 | 311 |
| 1996 | £82,900 | £174,832 | 250 |
| 1995 | £78,500 | £170,647 | 183 |
In cash terms the typical TN16 3 home went from £78,500 in 1995 to £430,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 152%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 23% 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 TN16 3 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 1999 (+23.0% on the year before); the weakest, 2026 (−5.2%). 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) | −5.2% | −7.4% |
| 5 years (since 2021) | +0.5% | −4.2% |
| 10 years (since 2016) | +1.7% | −1.7% |
| 20 years (since 2006) | +3.1% | +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.
Sales activity in TN16 3
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
TN16 3 recorded 60 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 278 sales a year before the financial crisis and 145 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 tenants pay around TN16 3
The local authority for TN16 3 is Bromley, and its ONS average private rent currently stands at £1,675 a month (May 2026 figures). The spread runs from £1,304 a month for a typical one-bed to £2,915 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Bromley
ONS Price Index of Private Rents, May 2026.
Set against the £430,000 median sold price, £1,675 a month is £20,100 a year, a gross yield of 4.7%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about TN16 3 (Biggin Hill)
Are property prices falling in TN16 3 (Biggin Hill)?
Is TN16 3 (Biggin Hill) a good place to buy a house?
How much did a house sell for in TN16 3 (Biggin Hill)?
Where do TN16 3 prices go next?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 19% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
TN16's current homes for sale
Turning to what is actually available: 87 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole TN16 district, not just TN16 3: live asking prices are collected per district.
24% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Shipfield Close, Tatsfield, Westerham...
- Kings Road, Biggin Hill, Westerham, TN16
- Paynesfield Road, Westerham, Kent, TN16
"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 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.
Moving up a bedroom in TN: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the TN area. 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 | — | £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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the TN area is the point: the same five years treated these districts very differently.
Winners and losers across the TN area, five years
The biggest risers and fallers in cash terms; every row links to that district's 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 1 | £512,500 | 24 |
| TN16 2 | £912,500 | 4 |
Zoom out to the full TN16 district report for the type split, monthly volumes and how TN16 compares with its neighbours.
Thinking of selling in TN16 3? 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 TN16 3, use the average prices map for a rough value: zoom from TN16 3's shading down to the sold homes on your own street. The figures above are every recorded TN16 3 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working TN16 3: the featured spot on this report is free for founding agents, one per district. Claim TN16 3.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to TN16 3. Free after a one click sign in.
Two maps carry on from here: every TN16 3 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.
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.