Local market reports › TN area › TN22 › TN22 2
Buxted market report TN22 2, Uckfield
The TN22 2 (Buxted) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 1,922 sales recorded by HM Land Registry in TN22 2 (Uckfield) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
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 2 (Uckfield) came in at £435,000, out of 21 registered, down 5% on five years earlier, and the mean stands at £462,400, and by floor area homes here have averaged about £4,710 per square metre over the last five years. The record behind it is 1,922 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
TN22 2 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 2 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 TN22 2 prices, from the sold record
The TN22 2 median stands at £435,000 for 2026, built from 21 registered sales; the mean, the figure usually quoted as the "average house price", is £462,400, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in TN22 2
Averaged across five years of sales, floor space in TN22 2 costs about £4,710 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 TN22 2 53% above the national figure.
The price of a typical TN22 2 home, 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 | £435,000 | £435,000 | 21 |
| 2025 | £485,000 | £496,598 | 45 |
| 2024 | £530,000 | £563,499 | 53 |
| 2023 | £500,000 | £549,378 | 43 |
| 2022 | £530,000 | £621,485 | 66 |
| 2021 | £460,000 | £582,419 | 77 |
| 2020 | £425,000 | £551,446 | 55 |
| 2019 | £427,500 | £560,350 | 62 |
| 2018 | £390,000 | £519,877 | 47 |
| 2017 | £399,800 | £545,287 | 52 |
| 2016 | £377,500 | £528,126 | 58 |
| 2015 | £342,800 | £484,376 | 60 |
| 2014 | £371,000 | £526,328 | 57 |
| 2013 | £260,000 | £374,114 | 77 |
| 2012 | £287,500 | £423,164 | 74 |
| 2011 | £248,000 | £374,385 | 47 |
| 2010 | £312,500 | £490,080 | 60 |
| 2009 | £257,500 | £413,933 | 46 |
| 2008 | £292,500 | £479,469 | 26 |
| 2007 | £290,000 | £491,921 | 81 |
| 2006 | £250,000 | £433,968 | 69 |
| 2005 | £250,000 | £444,899 | 39 |
| 2004 | £245,000 | £444,968 | 66 |
| 2003 | £208,000 | £383,186 | 60 |
| 2002 | £195,000 | £366,891 | 68 |
| 2001 | £185,000 | £355,653 | 80 |
| 2000 | £144,500 | £283,581 | 68 |
| 1999 | £132,000 | £263,069 | 104 |
| 1998 | £115,000 | £232,136 | 62 |
| 1997 | £94,000 | £192,775 | 71 |
| 1996 | £92,200 | £194,446 | 74 |
| 1995 | £94,000 | £204,342 | 54 |
In cash terms the typical TN22 2 home went from £94,000 in 1995 to £435,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 113%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 30% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TN22 2 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 2014 (+42.7% on the year before); the weakest, 2011 (−20.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.3% | −12.4% |
| 5 years (since 2021) | −1.1% | −5.7% |
| 10 years (since 2016) | +1.4% | −1.9% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
Sales activity in TN22 2
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.
TN22 2 recorded 21 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 66 sales a year before the financial crisis and 46 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 TN22 2
For renting purposes TN22 2 sits in Wealden. The ONS average private rent there is £1,266 a month (May 2026). 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.
Against the £435,000 median purchase price, a rent of £1,266 a month (£15,192 a year) works out at a 3.5% 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.
The shape of the TN22 2 market
Only 21 sales completed here in the last twelve months of data, which makes TN22 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
TN22 2 (Buxted): the questions that come up
How much did a house sell for in TN22 2 (Buxted)?
Are property prices falling in TN22 2 (Buxted)?
Is TN22 2 (Buxted) a good place to buy a house?
What happens to TN22 2 prices now?
That question has no honest answer, only evidence. The evidence: the median is down 5% over five years in cash but down 25% 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.
On the market in TN22 today
Turning to what is actually available: 107 homes on the market right now, from 8 agents publishing to HomesIndex.
These cover the whole TN22 district, not just TN22 2: live asking prices are collected per district.
Of everything listed here, 28% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- 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 →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in TN
Real sold prices by size across the TN area, straight from the Land Registry record. 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
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
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of TN22, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN22 1 | £322,500 | 44 |
| 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 2? 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 TN22 2, use the average prices map for a rough value: zoom from TN22 2's shading down to the sold homes on your own street. The figures above are every recorded TN22 2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working TN22 2: the featured spot on this report is free for founding agents, one per district. Claim TN22 2.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to TN22 2. Free after a one click sign in.
Two maps carry on from here: every TN22 2 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.