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Five Ashes market report TN20, Mayfield
The TN20 (Five Ashes) 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: 1,883 completed sales registered with HM Land Registry in TN20 (Mayfield) 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 2026 median for TN20 (Mayfield) is £534,900, from 21 registered sales, down 8% on five years earlier; the mean is £476,600, and by floor area homes here have averaged about £4,720 per square metre over the last five years. Behind the figures sit 1,883 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
TN20 is a postcode district covering Five Ashes in Mayfield. 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 TN20 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 TN20 homes really sell for
The 2026 median for TN20 is £534,900, taken from 21 registered sales. The mean, which is what most sites call the "average house price", is £476,600, beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
House prices per square metre in TN20
Measured by floor area, the last five years of TN20 sales average about £4,720 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.
For scale: the England and Wales median is £285,000, so TN20 trades 88% above the country as a whole.
The price of a typical TN20 home, 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 | £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 home went from £128,000 in 1995 to £534,900 in 2026, roughly 4 times the price. Adjusted for inflation it still comes to a real rise of roughly 92%, 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 38% 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 TN20 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% |
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, 53% of the typed total. A detached home currently trades at £617,500 against £262,500 for a flat, 2.4 times the price.
Median by property type, TN20
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 | £617,500 | 8 | 971 |
| Semi-detached | £420,000 | 6 | 424 |
| Terraced | £400,000 (2024) | – | 265 |
| Flats | £262,500 | 6 | 187 |
Transaction volumes
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 43 sales completed in TN20. 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. 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 kind of market TN20 is
This is a thin market: 43 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. TN20 sits 6 of 40 in its area's price order, well inside the expensive end.
What tenants pay around TN20
The local authority for TN20 is Wealden, and its ONS average private rent currently stands 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.
TN20 (Five Ashes): the questions that come up
Is TN20 (Five Ashes) a good place to buy a house?
How much did a house sell for in TN20 (Five Ashes)?
Are property prices falling in TN20 (Five Ashes)?
Where do TN20 prices go next?
The record answers a different question than "what happens next": the median is down 8% over five years in cash but down 27% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in TN20 right now
Everything above is what homes in TN20 sold for. The live side of the market holds 9 homes at the moment, listed by 2 agents publishing to HomesIndex, at a typical asking price 86% above the TN20 median sold price.
Of everything listed here, 22% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
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 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.
The price of an extra bedroom in TN
What homes of each size actually sold for across the TN area, 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 | — | £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%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
TN20 ranks 37 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.
Winners and losers across the TN area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside TN20, 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN20 6 | £534,900 | 21 |
How TN20 compares nearby
Same city, different markets. The neighbouring districts of the TN area, dearest first:
| District | Median | 5-year |
|---|---|---|
| TN7 | £762,500 | +2% |
| TN3 | £691,500 | +5% |
| TN14 | £607,500 | +16% |
| TN13 | £600,000 | +2% |
| TN11 | £585,000 | +11% |
| TN20 (this report) | £534,900 | -8% |
| TN32 | £515,000 | +24% |
| TN26 | £506,200 | +19% |
| TN15 | £500,000 | +5% |
| TN19 | £500,000 | +22% |
| TN5 | £488,800 | +0% |
| TN10 | £470,000 | +6% |
| TN18 | £470,000 | +8% |
| TN27 | £460,000 | +0% |
| TN6 | £450,000 | +10% |
| TN16 | £447,500 | +4% |
| TN17 | £429,000 | -11% |
| TN2 | £427,500 | -11% |
| TN36 | £421,200 | +12% |
| TN12 | £414,000 | +0% |
| TN1 | £413,000 | +23% |
| TN8 | £412,000 | -6% |
| TN4 | £407,500 | +7% |
| TN22 | £405,000 | +0% |
Before you sell in TN20: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TN20, open the average prices map and zoom from the TN20 shading down to the sold homes on your own street. Every recorded TN20 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim TN20.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to TN20. Free after a one click sign in.
The live map plots every individual TN20 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.