Local market reports › TN area › TN28
Greatstone-on-Sea market report TN28, New Romney
The standing TN28 (Greatstone-on-Sea) property market report, rebuilt from the full public record every month. The raw material for this page is 5,649 HM Land Registry entries for TN28 (New Romney), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the 2026 median for TN28 (New Romney) is £340,000, from 76 registered sales, up 1% on five years earlier; the mean is £354,900, and by floor area homes here have averaged about £3,550 per square metre over the last five years. Behind the figures sit 5,649 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
TN28 is a postcode district covering New Romney, Greatstone-on-Sea, Littlestone-on-Sea in New Romney. 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 TN28 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 TN28 homes really sell for
The 2026 median for TN28 is £340,000, taken from 76 registered sales. The mean, which is what most sites call the "average house price", is £354,900, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in TN28
Averaged across five years of sales, floor space in TN28 costs about £3,550 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 TN28 19% above the national figure.
A typical TN28 home, priced year by year (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 | £340,000 | £340,000 | 76 |
| 2025 | £347,500 | £355,810 | 138 |
| 2024 | £337,500 | £358,832 | 149 |
| 2023 | £357,000 | £392,256 | 137 |
| 2022 | £365,000 | £428,004 | 153 |
| 2021 | £338,000 | £427,952 | 241 |
| 2020 | £320,000 | £415,207 | 166 |
| 2019 | £316,000 | £414,200 | 141 |
| 2018 | £307,500 | £409,903 | 162 |
| 2017 | £305,000 | £415,989 | 207 |
| 2016 | £260,000 | £363,743 | 168 |
| 2015 | £240,000 | £339,120 | 205 |
| 2014 | £217,000 | £307,852 | 193 |
| 2013 | £200,000 | £287,780 | 177 |
| 2012 | £191,000 | £281,128 | 124 |
| 2011 | £187,000 | £282,298 | 132 |
| 2010 | £205,000 | £321,493 | 136 |
| 2009 | £181,200 | £291,281 | 154 |
| 2008 | £200,000 | £327,842 | 103 |
| 2007 | £217,500 | £368,941 | 244 |
| 2006 | £190,000 | £329,816 | 246 |
| 2005 | £185,000 | £329,225 | 157 |
| 2004 | £175,000 | £317,834 | 180 |
| 2003 | £150,000 | £276,336 | 201 |
| 2002 | £127,500 | £239,890 | 261 |
| 2001 | £109,500 | £210,508 | 236 |
| 2000 | £93,500 | £183,494 | 228 |
| 1999 | £75,000 | £149,471 | 230 |
| 1998 | £74,500 | £150,384 | 182 |
| 1997 | £64,500 | £132,276 | 217 |
| 1996 | £60,000 | £126,537 | 167 |
| 1995 | £57,000 | £123,909 | 138 |
In cash terms the typical TN28 home went from £57,000 in 1995 to £340,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 174%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 21% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TN28 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 2000 (+24.7% on the year before); the weakest, 2009 (−9.4%). 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, 49% of the typed total. A detached home currently trades at £402,500 against £172,500 for a flat, 2.3 times the price.
Median by property type, TN28
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 | £402,500 | 42 | 2,792 |
| Semi-detached | £300,000 | 16 | 1,392 |
| Terraced | £266,000 | 12 | 814 |
| Flats | £172,500 | 6 | 651 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −2.2% | −4.4% |
| 5 years (since 2021) | +0.1% | −4.5% |
| 6 years (since 2020) | +1.0% | −3.3% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +3.0% | +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.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
TN28 recorded 123 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 219 sales a year before the financial crisis and 131 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 tenants pay around TN28
The local authority for TN28 is Folkestone and Hythe, and its ONS average private rent currently stands at £1,161 a month (May 2026 figures). The spread runs from £793 a month for a typical one-bed to £1,699 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Folkestone and Hythe
ONS Price Index of Private Rents, May 2026.
Set against the £340,000 median sold price, £1,161 a month is £13,932 a year, a gross yield of 4.1%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
How TN28 trades
Only 123 sales completed here in the last twelve months of data, which makes TN28 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. This is detached-house territory: 55% of last year's sales were detached, which props the overall median well above the flat and terrace market underneath it. In its area's price order TN28 comes 32 of 40, towards the cheaper end of the table.
What people ask about TN28 (Greatstone-on-Sea)
Are property prices falling in TN28 (Greatstone-on-Sea)?
Is TN28 (Greatstone-on-Sea) a good place to buy a house?
How much did a house sell for in TN28 (Greatstone-on-Sea)?
Are TN28 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 21% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
TN28's current homes for sale
Everything above is what homes in TN28 sold for. The live side of the market holds 11 homes at the moment, listed by 2 agents publishing to HomesIndex, at a typical asking price 32% above the TN28 median sold price.
TN28 registered 123 sales in the last twelve months; the 11 homes listed now would take about 5 weeks to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger. Supply that short favours the seller; a sensibly priced home here does not sit for long.
Of everything listed here, 20% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 TN28 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.
When homes in TN28 change hands
March is when TN28 changes hands most (13.3% of the 818 sales dated 2021 to 2025); May is the quiet end at 5.7%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 77 | 9.4% |
| February | 55 | 6.7% |
| March | 109 | 13.3% |
| April | 57 | 7.0% |
| May | 47 | 5.7% |
| June | 85 | 10.4% |
| July | 54 | 6.6% |
| August | 61 | 7.5% |
| September | 79 | 9.7% |
| October | 62 | 7.6% |
| November | 67 | 8.2% |
| December | 65 | 7.9% |
The price of an extra bedroom 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 | £356,000 | £412,500 (+16%) | £480,000 (+16%) | £610,000 (+27%) | £841,000 (+38%) |
| Semi-detached | £285,250 | £335,000 (+17%) | £387,500 (+16%) | £500,000 (+29%) | £649,000 (+30%) |
| Terraced | £255,000 | £300,000 (+18%) | £335,000 (+12%) | £430,000 (+28%) | £567,500 (+32%) |
| Flat | £165,000 | £220,000 (+33%) | £299,225 (+36%) | £397,475 (+33%) | £550,000 (+38%) |
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
TN28 ranks 27 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 TN28, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN28 8 | £340,000 | 76 |
How TN28 compares nearby
Same city, different markets. The dearest districts of the TN area, and TN28 itself, which ranks 32 of 40 by median price:
| District | Median | 5-year |
|---|---|---|
| TN3 | £691,500 | +5% |
| TN7 | £650,000 | -13% |
| TN13 | £612,500 | +4% |
| TN14 | £594,000 | +13% |
| TN11 | £575,000 | +10% |
| TN20 | £530,000 | -9% |
| TN32 | £515,000 | +24% |
| TN15 | £500,000 | +5% |
| TN19 | £500,000 | +22% |
| TN5 | £490,000 | +0% |
| TN26 | £472,500 | +11% |
| TN10 | £456,000 | +3% |
| TN16 | £455,000 | +6% |
| TN18 | £452,500 | +4% |
| TN6 | £450,000 | +10% |
| TN27 | £450,000 | -2% |
| TN17 | £437,500 | -9% |
| TN2 | £430,000 | -10% |
| TN8 | £430,000 | -2% |
| TN36 | £421,200 | +12% |
| TN12 | £420,000 | +1% |
| TN22 | £405,000 | +0% |
| TN25 | £405,000 | +15% |
| TN28 (this report) | £340,000 | +1% |
Thinking of selling in TN28? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at TN28'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.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to TN28. Free after a one click sign in.
See every individual TN28 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.
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.