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Bethersden market report TN26, Ashford
The standing TN26 (Bethersden) property market report, rebuilt from the full public record every month. Underneath every chart here sit 5,141 registered sales in TN26 (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 July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in TN26 (Ashford) sold for £506,200 in 2026, the median of 42 registered sales, up 19% on five years earlier. The mean was £526,800, and by floor area homes here have averaged about £4,220 per square metre over the last five years. The figures cover 5,141 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
TN26 is the postcode district covering Bethersden, Hamstreet, Shadoxhurst in Ashford. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where TN26 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.
TN26 sold prices: where the market stands
Across 42 registered 2026 sales, the typical (median) TN26 home went for £506,200. The mean is £526,800, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in TN26
By floor space, homes in TN26 have sold for about £4,220 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.
For scale: the England and Wales median is £285,000, so TN26 trades 78% above the country as a whole.
TN26's median sold price, 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 | £506,200 | £506,200 | 42 |
| 2025 | £505,000 | £517,076 | 150 |
| 2024 | £448,000 | £476,316 | 164 |
| 2023 | £475,000 | £521,909 | 123 |
| 2022 | £525,000 | £615,622 | 157 |
| 2021 | £425,000 | £538,105 | 209 |
| 2020 | £433,500 | £562,475 | 168 |
| 2019 | £395,000 | £517,750 | 163 |
| 2018 | £410,000 | £546,538 | 153 |
| 2017 | £370,000 | £504,643 | 146 |
| 2016 | £375,000 | £524,629 | 175 |
| 2015 | £337,700 | £477,170 | 198 |
| 2014 | £300,000 | £425,602 | 168 |
| 2013 | £280,000 | £402,892 | 162 |
| 2012 | £270,000 | £397,406 | 105 |
| 2011 | £259,200 | £391,292 | 104 |
| 2010 | £280,000 | £439,112 | 115 |
| 2009 | £250,000 | £401,877 | 127 |
| 2008 | £279,000 | £457,340 | 121 |
| 2007 | £275,000 | £466,477 | 199 |
| 2006 | £246,200 | £427,372 | 220 |
| 2005 | £229,700 | £408,773 | 214 |
| 2004 | £250,000 | £454,049 | 199 |
| 2003 | £220,000 | £405,293 | 166 |
| 2002 | £195,000 | £366,891 | 214 |
| 2001 | £145,200 | £279,140 | 204 |
| 2000 | £143,500 | £281,619 | 142 |
| 1999 | £125,000 | £249,118 | 203 |
| 1998 | £92,000 | £185,709 | 135 |
| 1997 | £98,100 | £201,183 | 212 |
| 1996 | £77,100 | £162,600 | 160 |
| 1995 | £82,000 | £178,255 | 123 |
In cash terms the typical TN26 home went from £82,000 in 1995 to £506,200 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 184%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TN26 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 (+35.9% on the year before); the weakest, 2009 (−10.4%). 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) | +0.2% | −2.1% |
| 5 years (since 2021) | +3.6% | −1.2% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +3.7% | +0.8% |
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, 56% of the typed total.
Median by property type, TN26
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 | £565,000 | 26 | 2,863 |
| Semi-detached | £382,500 | 13 | 1,368 |
| Terraced | £300,000 (2025) | – | 869 |
How many homes change hands in TN26
Sales per year, counted
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
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
TN26 recorded 100 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 195 sales a year before the financial crisis and 127 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 homes rent for around TN26
The local authority for TN26 is Ashford, and its ONS average private rent currently stands at £1,243 a month (May 2026 figures). The spread runs from £890 a month for a typical one-bed to £2,033 at four-plus bedrooms, which is size doing most of the pricing.
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 £506,200 median sold price makes a gross yield of 2.9%. 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 TN26 trades
Only 100 sales completed here in the last twelve months of data, which makes TN26 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Among the 40 measurable districts of its area, TN26 ranks 8 by median price: firmly in the dearer tier.
TN26 (Bethersden): the questions that come up
Are property prices falling in TN26 (Bethersden)?
Is TN26 (Bethersden) a good place to buy a house?
How much did a house sell for in TN26 (Bethersden)?
Where do TN26 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 19% over five years in cash but down 6% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in TN26 today
Everything above is what homes in TN26 sold for. Turning to what is actually available: 28 homes on the market right now, from 3 agents publishing to HomesIndex, at a typical asking price 11% above the TN26 median sold price.
Of everything listed here, 46% asks less than the sold record of comparable homes. 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
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 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
Real sold prices by size across the TN area, straight 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%) | — |
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
TN26 ranks 4 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.
Five-year change in the median, TN area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside TN26, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN26 1 | £557,500 | 12 |
| TN26 2 | £475,000 | 18 |
| TN26 3 | £506,200 | 12 |
How TN26 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 | £534,900 | -8% |
| TN32 | £515,000 | +24% |
| TN26 (this report) | £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% |
Selling in TN26? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TN26, open the average prices map and zoom from the TN26 shading down to the sold homes on your own street. Every recorded TN26 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 TN26: the featured spot on this report is free for founding agents, one per district. Claim TN26.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to TN26. Free after a one click sign in.
See every individual TN26 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.
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.