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Bethersden market report TN26 2, Ashford
The TN26 2 (Bethersden) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 1,849 registered sales in TN26 2 (Ashford) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in TN26 2 (Ashford) sold for £475,000 in 2026, the median of 18 registered sales, up 42% on five years earlier. The mean was £526,100, and by floor area homes here have averaged about £4,310 per square metre over the last five years. The figures cover 1,849 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like TN26 2 is a single group of streets within TN26 (Ashford), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where TN26 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 TN26 2 prices, from the sold record
Take the 18 registered 2026 sales in TN26 2 and the middle price, the median, is £475,000. The mean lands at £526,100, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in TN26 2
The last five years of sales put TN26 2 at roughly £4,310 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
The national median for England and Wales is £285,000, which puts TN26 2 67% above the country at large.
A typical TN26 2 home, priced year by year (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 | £475,000 | £475,000 | 18 |
| 2025 | £477,500 | £488,918 | 56 |
| 2024 | £415,000 | £441,230 | 78 |
| 2023 | £460,000 | £505,428 | 53 |
| 2022 | £550,000 | £644,938 | 47 |
| 2021 | £335,000 | £424,153 | 53 |
| 2020 | £356,500 | £462,566 | 56 |
| 2019 | £319,000 | £418,133 | 50 |
| 2018 | £350,000 | £466,557 | 60 |
| 2017 | £350,000 | £477,365 | 43 |
| 2016 | £320,000 | £447,683 | 69 |
| 2015 | £300,500 | £424,607 | 88 |
| 2014 | £272,500 | £386,589 | 64 |
| 2013 | £250,000 | £359,725 | 60 |
| 2012 | £268,700 | £395,493 | 26 |
| 2011 | £260,000 | £392,500 | 38 |
| 2010 | £263,000 | £412,452 | 41 |
| 2009 | £198,800 | £319,573 | 40 |
| 2008 | £307,500 | £504,057 | 44 |
| 2007 | £278,000 | £471,565 | 71 |
| 2006 | £242,500 | £420,949 | 89 |
| 2005 | £197,500 | £351,470 | 100 |
| 2004 | £241,000 | £437,703 | 58 |
| 2003 | £205,000 | £377,660 | 54 |
| 2002 | £157,000 | £295,394 | 68 |
| 2001 | £123,000 | £236,461 | 71 |
| 2000 | £139,800 | £274,358 | 50 |
| 1999 | £135,200 | £269,447 | 88 |
| 1998 | £90,000 | £181,671 | 39 |
| 1997 | £78,500 | £160,988 | 72 |
| 1996 | £73,000 | £153,954 | 65 |
| 1995 | £69,400 | £150,865 | 40 |
In cash terms the typical TN26 2 home went from £69,400 in 1995 to £475,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 215%: 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 26% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TN26 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 2022 (+64.2% on the year before); the weakest, 2009 (−35.3%). 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) | −0.5% | −2.8% |
| 5 years (since 2021) | +7.2% | +2.3% |
| 10 years (since 2016) | +4.0% | +0.6% |
| 20 years (since 2006) | +3.4% | +0.6% |
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.
Sales activity in TN26 2
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 18 sales completed in TN26 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 70 sales a year before the financial crisis and 50 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.
The rental side of TN26 2
For renting purposes TN26 2 sits in Ashford. The ONS average private rent there is £1,243 a month (May 2026). Size sets most of the rent: one-beds average £890 a month here against £2,033 for four or more bedrooms.
Average monthly rent by size, Ashford
ONS Price Index of Private Rents, May 2026.
£1,243 a month is £14,916 a year, which against the £475,000 median sold price makes a gross yield of 3.1%. 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.
Reading the TN26 2 market
Only 18 sales completed here in the last twelve months of data, which makes TN26 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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 TN26 2 (Bethersden)
Is TN26 2 (Bethersden) a good place to buy a house?
How much did a house sell for in TN26 2 (Bethersden)?
Are property prices falling in TN26 2 (Bethersden)?
Are TN26 2 prices heading up or down?
The record answers a different question than "what happens next": the median is up 42% over five years in cash and up 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in TN26 now
This is what you could actually buy today: 28 homes currently on the market from 3 agents publishing to HomesIndex.
These cover the whole TN26 district, not just TN26 2: live asking prices are collected per district.
46% 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.
- BETHERSDEN, Ashford
- Westwell Lane, Hothfield, Hothfield
- Sunnyside, The Street, Bethersden, Bethersden
"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 TN26 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in TN
What homes of each size actually sold for across the TN area, 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in TN26
A few minutes' walk can separate two very different markets. Here are TN26's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN26 1 | £557,500 | 12 |
| TN26 3 | £506,200 | 12 |
Zoom out to the full TN26 district report for the type split, monthly volumes and how TN26 compares with its neighbours.
Selling a home in TN26 2? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at TN26 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim TN26 2.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to TN26 2. Free after a one click sign in.
Two maps carry on from here: every TN26 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.
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.