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Buxted market report TN22 1, Uckfield
The standing TN22 1 (Buxted) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 4,263 completed sales registered with HM Land Registry in TN22 1 (Uckfield) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in TN22 1 (Uckfield) came in at £322,500, out of 44 registered, up 5% on five years earlier, and the mean stands at £359,300, and by floor area homes here have averaged about £4,170 per square metre over the last five years. The record behind it is 4,263 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
TN22 1 is one sector of TN22 (Uckfield): 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 TN22 1 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 TN22 1 homes really sell for
In the TN22 1 property market, the 2026 median sale price is £322,500, from 44 registered sales; the mean, the "average house price" most sites quote, is £359,300, sitting a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in TN22 1
By floor space, homes in TN22 1 have sold for about £4,170 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.
England and Wales as a whole trade at a £285,000 median, leaving TN22 1 13% above the national figure.
TN22 1's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £322,500 | £322,500 | 44 |
| 2025 | £320,000 | £327,652 | 109 |
| 2024 | £315,000 | £334,910 | 125 |
| 2023 | £333,000 | £365,886 | 87 |
| 2022 | £322,500 | £378,168 | 123 |
| 2021 | £306,000 | £387,435 | 140 |
| 2020 | £275,000 | £356,818 | 83 |
| 2019 | £276,500 | £362,425 | 110 |
| 2018 | £275,000 | £366,580 | 117 |
| 2017 | £260,000 | £354,614 | 131 |
| 2016 | £270,000 | £377,733 | 114 |
| 2015 | £240,000 | £339,120 | 101 |
| 2014 | £210,000 | £297,922 | 116 |
| 2013 | £180,000 | £259,002 | 101 |
| 2012 | £187,000 | £275,241 | 115 |
| 2011 | £185,000 | £279,279 | 141 |
| 2010 | £185,000 | £290,128 | 110 |
| 2009 | £190,000 | £305,427 | 141 |
| 2008 | £205,000 | £336,038 | 113 |
| 2007 | £190,000 | £322,293 | 183 |
| 2006 | £175,000 | £303,778 | 152 |
| 2005 | £168,000 | £298,972 | 143 |
| 2004 | £165,000 | £299,672 | 165 |
| 2003 | £145,000 | £267,125 | 164 |
| 2002 | £122,000 | £229,542 | 214 |
| 2001 | £100,000 | £192,245 | 173 |
| 2000 | £89,700 | £176,036 | 146 |
| 1999 | £85,000 | £169,401 | 179 |
| 1998 | £76,000 | £153,411 | 219 |
| 1997 | £62,800 | £128,790 | 147 |
| 1996 | £56,100 | £118,312 | 138 |
| 1995 | £57,500 | £124,996 | 119 |
In cash terms the typical TN22 1 home went from £57,500 in 1995 to £322,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 158%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 17% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the TN22 1 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 2002 (+22.0% on the year before); the weakest, 2009 (−7.3%). 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) | +0.8% | −1.6% |
| 5 years (since 2021) | +1.1% | −3.6% |
| 10 years (since 2016) | +1.8% | −1.6% |
| 20 years (since 2006) | +3.1% | +0.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
Sales per year, counted
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.
TN22 1 recorded 44 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 168 sales a year before the financial crisis and 98 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 homes rent for around TN22 1
TN22 1 falls under Wealden, where the ONS puts the average private rent at £1,266 a month (May 2026 figures). Size sets most of the rent: one-beds average £899 a month here against £2,096 for four or more bedrooms.
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 £322,500 median sold price makes a gross yield of 4.7%. 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.
How TN22 1 trades
This is a thin market: 44 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. Within TN22, this sector trades 20% below the district median: one of its district's cheaper corners.
Asked and answered: TN22 1 (Buxted)
How much did a house sell for in TN22 1 (Buxted)?
Are property prices falling in TN22 1 (Buxted)?
Is TN22 1 (Buxted) a good place to buy a house?
What happens to TN22 1 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 5% over five years in cash but down 17% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in TN22 right now
The live side of the market holds 107 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole TN22 district, not just TN22 1: live asking prices are collected per district.
28% 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.
- Britts Farm Road, Buxted, Uckfield, East Sussex
- Red Clover Road, Ridgewood, Uckfield
- The Street, Fairwarp, Ashdown Forest, East Sussex, TN22
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 TN22 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
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 | — | £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
The spread across the TN area is the point: the same five years treated these districts very differently.
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.
Other sectors in TN22
Sector boundaries hide real price steps. The rest of TN22, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN22 2 | £435,000 | 21 |
| TN22 3 | £528,800 | 24 |
| TN22 4 | £600,000 | 19 |
| TN22 5 | £390,000 | 69 |
Zoom out to the full TN22 district report for the type split, monthly volumes and how TN22 compares with its neighbours.
Selling a home in TN22 1? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TN22 1, open the average prices map and zoom from the TN22 1 shading down to the sold homes on your own street. Every recorded TN22 1 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 TN22 1.
Go deeper
Behind the answers sits the same Land Registry record as this page, with TN22 1 already set as the subject. Free, one click sign in.
See every individual TN22 1 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.