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Biggin Hill market report TN16, Westerham
The standing TN16 (Biggin Hill) property market report, rebuilt from the full public record every month. The raw material for this page is 10,619 HM Land Registry entries for TN16 (Westerham), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: a typical TN16 (Westerham) home changed hands for £455,000 in 2026 (median of 111 registered sales, up 6% on five years earlier), with the mean at £501,000, and by floor area homes here have averaged about £4,950 per square metre over the last five years. Source: 10,619 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
TN16 is a postcode district covering Westerham, Biggin Hill, Berry's Green in Westerham. 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 TN16 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.
TN16 sold prices: where the market stands
Take the 111 registered 2026 sales in TN16 and the middle price, the median, is £455,000. The mean lands at £501,000, somewhat above it, as happens wherever a market carries an expensive tail.
TN16 prices by floor area
Averaged across five years of sales, floor space in TN16 costs about £4,950 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving TN16 60% above the national figure.
TN16's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £455,000 | £455,000 | 111 |
| 2025 | £477,500 | £488,918 | 286 |
| 2024 | £465,000 | £494,391 | 267 |
| 2023 | £480,000 | £527,403 | 206 |
| 2022 | £492,500 | £577,512 | 285 |
| 2021 | £430,000 | £544,435 | 417 |
| 2020 | £410,000 | £531,983 | 292 |
| 2019 | £415,000 | £543,966 | 262 |
| 2018 | £410,000 | £546,538 | 335 |
| 2017 | £400,000 | £545,560 | 297 |
| 2016 | £390,000 | £545,614 | 288 |
| 2015 | £342,000 | £483,246 | 355 |
| 2014 | £300,000 | £425,602 | 352 |
| 2013 | £294,000 | £423,037 | 319 |
| 2012 | £275,000 | £404,766 | 235 |
| 2011 | £269,000 | £406,087 | 259 |
| 2010 | £276,500 | £433,623 | 253 |
| 2009 | £275,000 | £442,065 | 251 |
| 2008 | £268,000 | £439,309 | 233 |
| 2007 | £273,500 | £463,932 | 545 |
| 2006 | £249,200 | £432,579 | 458 |
| 2005 | £240,000 | £427,103 | 347 |
| 2004 | £232,000 | £421,357 | 424 |
| 2003 | £205,000 | £377,660 | 395 |
| 2002 | £182,200 | £342,808 | 450 |
| 2001 | £160,000 | £307,592 | 403 |
| 2000 | £147,200 | £288,880 | 396 |
| 1999 | £126,000 | £251,111 | 422 |
| 1998 | £110,000 | £222,043 | 368 |
| 1997 | £93,500 | £191,750 | 458 |
| 1996 | £86,000 | £181,370 | 371 |
| 1995 | £82,500 | £179,342 | 279 |
In cash terms the typical TN16 home went from £82,500 in 1995 to £455,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 154%, 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 21% 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 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 (+17.6% on the year before); the weakest, 2026 (−4.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What TN16 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −4.7% | −6.9% |
| 5 years (since 2021) | +1.1% | −3.5% |
| 6 years (since 2020) | +1.8% | −2.6% |
| 10 years (since 2016) | +1.6% | −1.8% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 32% of the typed total. A detached home currently trades at £630,000 against £282,500 for a flat, 2.2 times the price.
Median by property type, TN16
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 | £630,000 | 33 | 3,432 |
| Semi-detached | £470,000 | 27 | 2,862 |
| Terraced | £408,000 | 35 | 2,862 |
| Flats | £282,500 | 16 | 1,463 |
How many homes change hands in TN16
How many homes change hands
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
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 204 sales completed in TN16. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 427 sales a year before the financial crisis and 231 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Rents around TN16
The local authority for TN16 is Bromley, and its ONS average private rent currently stands at £1,675 a month (May 2026 figures). A one-bed averages £1,304 a month here and a four-or-more-bed £2,915, so size does most of the work in setting the rent.
Average monthly rent by size, Bromley
ONS Price Index of Private Rents, May 2026.
Against the £455,000 median purchase price, a rent of £1,675 a month (£20,100 a year) works out at a 4.4% 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.
Common questions on TN16 (Biggin Hill)
How much did a house sell for in TN16 (Biggin Hill)?
Are property prices falling in TN16 (Biggin Hill)?
Is TN16 (Biggin Hill) a good place to buy a house?
Will TN16 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 6% over five years in cash but down 16% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in TN16 right now
Everything above is what homes in TN16 sold for. Turning to what is actually available: 3 homes on the market right now, from 3 agents publishing to HomesIndex, at a typical asking price 5% above the TN16 median sold price.
0% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
See every TN16 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.
Month by month: when TN16 sells
Across the 1,461 sales completed in TN16 from 2021 to 2025, March was the busiest month for completions (12.8% of the total) and April the quietest (5.7%). The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 94 | 6.4% |
| February | 116 | 7.9% |
| March | 187 | 12.8% |
| April | 84 | 5.7% |
| May | 93 | 6.4% |
| June | 179 | 12.3% |
| July | 113 | 7.7% |
| August | 116 | 7.9% |
| September | 153 | 10.5% |
| October | 106 | 7.3% |
| November | 111 | 7.6% |
| December | 109 | 7.5% |
Moving up a bedroom in TN: the cost
Real sold prices by size across the TN area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £356,000 | £412,500 (+16%) | £480,000 (+16%) | £610,000 (+27%) | £841,000 (+38%) |
| Semi-detached | £285,250 | £335,000 (+17%) | £387,500 (+16%) | £500,000 (+29%) | £649,000 (+30%) |
| Terraced | £255,000 | £300,000 (+18%) | £335,000 (+12%) | £430,000 (+28%) | £567,500 (+32%) |
| Flat | £165,000 | £220,000 (+33%) | £299,225 (+36%) | £397,475 (+33%) | £550,000 (+38%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
TN16 ranks 14 of 40 in the TN 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, TN area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside TN16, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
How TN16 compares nearby
Same city, different markets. The neighbouring districts of the TN area, dearest first:
| District | Median | 5-year |
|---|---|---|
| TN3 | £691,500 | +5% |
| TN7 | £650,000 | -13% |
| TN13 | £612,500 | +4% |
| TN14 | £594,000 | +13% |
| TN11 | £575,000 | +10% |
| TN20 | £530,000 | -9% |
| TN32 | £515,000 | +24% |
| TN15 | £500,000 | +5% |
| TN19 | £500,000 | +22% |
| TN5 | £490,000 | +0% |
| TN26 | £472,500 | +11% |
| TN10 | £456,000 | +3% |
| TN16 (this report) | £455,000 | +6% |
| TN18 | £452,500 | +4% |
| TN6 | £450,000 | +10% |
| TN27 | £450,000 | -2% |
| TN17 | £437,500 | -9% |
| TN2 | £430,000 | -10% |
| TN8 | £430,000 | -2% |
| TN36 | £421,200 | +12% |
| TN12 | £420,000 | +1% |
| TN22 | £405,000 | +0% |
| TN25 | £405,000 | +15% |
| TN4 | £401,200 | +5% |
Selling a home in TN16? 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 TN16, use the average prices map for a rough value: zoom from TN16's shading down to the sold homes on your own street. The figures above are every recorded TN16 sale; agents price with this same Land Registry record, and now you have it too.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TN16. Free, with a one click sign in.
Two maps carry on from here: every TN16 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.
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.