Local market reports › TN area › TN21
Broad Oak market report TN21, Heathfield
The standing TN21 (Broad Oak) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 10,933 sales registered with HM Land Registry in TN21 (Heathfield) 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 recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in TN21 (Heathfield) sold for £382,500 in 2026, the median of 99 registered sales, up 2% on five years earlier. The mean was £438,700, and by floor area homes here have averaged about £4,210 per square metre over the last five years. The figures cover 10,933 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
TN21 is a postcode district covering Heathfield, Broad Oak, Horam in Heathfield. 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 TN21 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.
Today's TN21 prices, from the sold record
In the TN21 property market, the 2026 median sale price is £382,500, from 99 registered sales; the mean, the "average house price" most sites quote, is £438,700, sitting modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in TN21
By floor space, homes in TN21 have sold for about £4,210 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.
Set against the £285,000 England and Wales median, TN21 sits 34% above the national market.
TN21's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £382,500 | £382,500 | 99 |
| 2025 | £390,000 | £399,326 | 286 |
| 2024 | £380,000 | £404,018 | 279 |
| 2023 | £375,000 | £412,033 | 196 |
| 2022 | £431,200 | £505,631 | 307 |
| 2021 | £375,500 | £475,431 | 466 |
| 2020 | £370,000 | £480,083 | 336 |
| 2019 | £332,000 | £435,173 | 331 |
| 2018 | £320,000 | £426,566 | 309 |
| 2017 | £313,000 | £426,901 | 303 |
| 2016 | £285,000 | £398,718 | 291 |
| 2015 | £270,000 | £381,510 | 328 |
| 2014 | £271,500 | £385,170 | 344 |
| 2013 | £245,000 | £352,531 | 284 |
| 2012 | £235,000 | £345,891 | 242 |
| 2011 | £245,500 | £370,611 | 226 |
| 2010 | £250,000 | £392,064 | 256 |
| 2009 | £220,000 | £353,652 | 255 |
| 2008 | £230,000 | £377,019 | 277 |
| 2007 | £229,000 | £388,448 | 482 |
| 2006 | £228,000 | £395,779 | 456 |
| 2005 | £215,000 | £382,613 | 322 |
| 2004 | £215,000 | £390,482 | 385 |
| 2003 | £180,000 | £331,604 | 358 |
| 2002 | £154,500 | £290,690 | 506 |
| 2001 | £140,000 | £269,143 | 451 |
| 2000 | £127,000 | £249,238 | 400 |
| 1999 | £113,000 | £225,203 | 487 |
| 1998 | £90,000 | £181,671 | 450 |
| 1997 | £78,000 | £159,962 | 461 |
| 1996 | £76,500 | £161,335 | 433 |
| 1995 | £70,000 | £152,169 | 327 |
In cash terms the typical TN21 home went from £70,000 in 1995 to £382,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 151%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 24% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TN21 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 (+25.6% on the year before); the weakest, 2023 (−13.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 45% of the typed total. A detached home currently trades at £505,000 against £186,000 for a flat, 2.7 times the price.
Median by property type, TN21
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 | £505,000 | 47 | 4,873 |
| Semi-detached | £355,000 | 27 | 2,901 |
| Terraced | £320,000 | 13 | 1,415 |
| Flats | £186,000 | 12 | 1,744 |
What TN21 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.9% | −4.2% |
| 5 years (since 2021) | +0.4% | −4.3% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +2.6% | −0.2% |
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 TN21
The year-by-year sales count
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 monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 222 TN21 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 420 sales a year before the financial crisis and 233 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 tenants pay around TN21
For renting purposes TN21 sits in Wealden. The ONS average private rent there is £1,266 a month (May 2026). The spread runs from £899 a month for a typical one-bed to £2,096 at four-plus bedrooms, which is size doing most of the pricing.
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 £382,500 median sold price makes a gross yield of 4.0%. 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 TN21 market
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 TN21 (Broad Oak)
Is TN21 (Broad Oak) a good place to buy a house?
How much did a house sell for in TN21 (Broad Oak)?
Are property prices falling in TN21 (Broad Oak)?
What happens to TN21 prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 20% 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 TN21 today
Everything above is what homes in TN21 sold for. This is what you could actually buy today: 66 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 11% above the TN21 median sold price.
44% 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.
"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 TN21 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.
What another bedroom costs in TN
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%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
TN21 ranks 25 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.
TN area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside TN21, 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 |
|---|---|---|
| TN21 0 | £404,200 | 46 |
| TN21 8 | £345,000 | 39 |
| TN21 9 | £484,000 | 14 |
How TN21 compares nearby
Same city, different markets. The dearest districts of the TN area, and TN21 itself, which ranks 28 of 40 by median price:
| 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 | £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% |
| TN21 (this report) | £382,500 | +2% |
Selling a home in TN21? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TN21, open the average prices map and zoom from the TN21 shading down to the sold homes on your own street. Every recorded TN21 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working TN21: the featured spot on this report is free for founding agents, one per district. Claim TN21.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TN21. Free, with a one click sign in.
The live map plots every individual TN21 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.
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.