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Five Ashes market report TN20 6, Mayfield
The standing TN20 6 (Five Ashes) property market report, rebuilt from the full public record every month. The raw material for this page is 1,883 HM Land Registry entries for TN20 6 (Mayfield), 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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical TN20 6 (Mayfield) home changed hands for £534,900 in 2026 (median of 21 registered sales, down 8% on five years earlier), with the mean at £476,600, and by floor area homes here have averaged about £4,720 per square metre over the last five years. Source: 1,883 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
TN20 6 is one sector of TN20 (Mayfield): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where TN20 6 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 TN20 6
Take the 21 registered 2026 sales in TN20 6 and the middle price, the median, is £534,900. The mean lands at £476,600, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
Price per square metre in TN20 6
By floor space, homes in TN20 6 have sold for about £4,720 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 TN20 6 88% above the country at large.
TN20 6'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 | £534,900 | £534,900 | 21 |
| 2025 | £530,000 | £542,674 | 41 |
| 2024 | £580,000 | £616,659 | 46 |
| 2023 | £610,000 | £670,241 | 34 |
| 2022 | £740,000 | £867,734 | 63 |
| 2021 | £580,000 | £734,355 | 89 |
| 2020 | £510,000 | £661,736 | 55 |
| 2019 | £528,000 | £692,082 | 41 |
| 2018 | £482,500 | £643,182 | 54 |
| 2017 | £485,000 | £661,491 | 44 |
| 2016 | £536,200 | £750,149 | 64 |
| 2015 | £411,100 | £580,884 | 58 |
| 2014 | £432,000 | £612,867 | 79 |
| 2013 | £408,500 | £587,791 | 62 |
| 2012 | £430,000 | £632,906 | 65 |
| 2011 | £437,500 | £660,457 | 64 |
| 2010 | £395,000 | £619,462 | 65 |
| 2009 | £337,500 | £542,534 | 48 |
| 2008 | £340,000 | £557,332 | 29 |
| 2007 | £332,500 | £564,013 | 73 |
| 2006 | £340,000 | £590,197 | 74 |
| 2005 | £306,500 | £545,446 | 62 |
| 2004 | £299,000 | £543,042 | 46 |
| 2003 | £277,500 | £511,222 | 72 |
| 2002 | £227,500 | £428,039 | 64 |
| 2001 | £200,500 | £385,451 | 76 |
| 2000 | £172,200 | £337,943 | 70 |
| 1999 | £169,500 | £337,805 | 79 |
| 1998 | £127,500 | £257,368 | 69 |
| 1997 | £130,000 | £266,604 | 63 |
| 1996 | £111,200 | £234,516 | 58 |
| 1995 | £128,000 | £278,252 | 55 |
In cash terms the typical TN20 6 home went from £128,000 in 1995 to £534,900 in 2026, roughly 4 times the price. Inflation explains only part of it: in today's money the rise is still about 92%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 38% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TN20 6 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 (+32.9% on the year before); the weakest, 2023 (−17.6%). 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) | +0.9% | −1.4% |
| 5 years (since 2021) | −1.6% | −6.1% |
| 10 years (since 2016) | 0.0% | −3.3% |
| 20 years (since 2006) | +2.3% | −0.5% |
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 TN20 6
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 21 TN20 6 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 67 sales a year before the financial crisis and 41 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.
What homes rent for around TN20 6
TN20 6 falls under Wealden, where the ONS puts the average private rent at £1,266 a month (May 2026 figures). A one-bed averages £899 a month here and a four-or-more-bed £2,096, so size does most of the work in setting the rent.
Average monthly rent by size, Wealden
ONS Price Index of Private Rents, May 2026.
£1,266 a month is £15,192 a year, which against the £534,900 median sold price makes a gross yield of 2.8%. 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 TN20 6 market
This is a thin market: 21 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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.
What people ask about TN20 6 (Five Ashes)
Are property prices falling in TN20 6 (Five Ashes)?
Is TN20 6 (Five Ashes) a good place to buy a house?
How much did a house sell for in TN20 6 (Five Ashes)?
Will TN20 6 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 8% over five years in cash but down 27% 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.
What you could buy in TN20 now
This is what you could actually buy today: 9 homes currently on the market from 2 agents publishing to HomesIndex.
These cover the whole TN20 district, not just TN20 6: live asking prices are collected per district.
22% of what is on the market here is asking below what comparable homes actually sold for. 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 TN20 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: TN prices by size
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%) | — |
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. 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.
TN area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Zoom out to the full TN20 district report for the type split, monthly volumes and how TN20 compares with its neighbours.
Thinking of selling in TN20 6? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TN20 6, open the average prices map and zoom from the TN20 6 shading down to the sold homes on your own street. Every recorded TN20 6 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim TN20 6.
Dig further
Behind the answers sits the same Land Registry record as this page, with TN20 6 already set as the subject. Free, one click sign in.
Two maps carry on from here: every TN20 6 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.