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Pett market report TN35 4, Hastings
The TN35 4 (Pett) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 4,048 completed sales registered with HM Land Registry in TN35 4 (Hastings) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in TN35 4 (Hastings) came in at £440,000, out of 39 registered, up 13% on five years earlier, and the mean stands at £498,300, and by floor area homes here have averaged about £4,230 per square metre over the last five years. The record behind it is 4,048 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
TN35 4 is a postcode sector: one group of streets inside TN35 (Hastings). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where TN35 4 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 TN35 4 prices, from the sold record
The TN35 4 median stands at £440,000 for 2026, built from 39 registered sales; the mean, the figure usually quoted as the "average house price", is £498,300, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in TN35 4
Averaged across five years of sales, floor space in TN35 4 costs about £4,230 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.
Set against the £285,000 England and Wales median, TN35 4 sits 54% above the national market.
TN35 4's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £440,000 | £440,000 | 39 |
| 2025 | £390,000 | £399,326 | 91 |
| 2024 | £361,200 | £384,030 | 80 |
| 2023 | £400,000 | £439,502 | 92 |
| 2022 | £446,900 | £524,041 | 116 |
| 2021 | £390,000 | £493,790 | 171 |
| 2020 | £345,000 | £447,645 | 113 |
| 2019 | £315,000 | £412,890 | 109 |
| 2018 | £317,000 | £422,567 | 115 |
| 2017 | £327,500 | £446,677 | 134 |
| 2016 | £315,000 | £440,688 | 131 |
| 2015 | £295,000 | £416,835 | 138 |
| 2014 | £250,000 | £354,669 | 133 |
| 2013 | £250,000 | £359,725 | 121 |
| 2012 | £230,000 | £338,531 | 114 |
| 2011 | £265,000 | £400,048 | 107 |
| 2010 | £225,500 | £353,642 | 111 |
| 2009 | £224,000 | £360,082 | 109 |
| 2008 | £260,000 | £426,195 | 78 |
| 2007 | £261,500 | £443,577 | 170 |
| 2006 | £239,300 | £415,394 | 140 |
| 2005 | £215,000 | £382,613 | 141 |
| 2004 | £213,200 | £387,213 | 152 |
| 2003 | £189,000 | £348,184 | 130 |
| 2002 | £147,000 | £276,579 | 157 |
| 2001 | £134,700 | £258,954 | 168 |
| 2000 | £115,000 | £225,688 | 139 |
| 1999 | £99,000 | £197,302 | 148 |
| 1998 | £87,500 | £176,625 | 145 |
| 1997 | £85,000 | £174,318 | 177 |
| 1996 | £73,200 | £154,376 | 141 |
| 1995 | £65,800 | £143,039 | 138 |
In cash terms the typical TN35 4 home went from £65,800 in 1995 to £440,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 208%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 16% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TN35 4 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 2003 (+28.6% on the year before); the weakest, 2009 (−13.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What TN35 4 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +12.8% | +10.2% |
| 5 years (since 2021) | +2.4% | −2.3% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 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
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.
Over the last twelve months of data, 39 sales completed in TN35 4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 150 sales a year before the financial crisis and 84 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.
Rents around TN35 4
The local authority for TN35 4 is Rother, and its ONS average private rent currently stands at £1,165 a month (May 2026 figures). The spread runs from £803 a month for a typical one-bed to £1,915 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Rother
ONS Price Index of Private Rents, May 2026.
Against the £440,000 median purchase price, a rent of £1,165 a month (£13,980 a year) works out at a 3.2% 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.
Reading the TN35 4 market
Only 39 sales completed here in the last twelve months of data, which makes TN35 4 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. Against the TN35 district median, TN35 4 sits 31% higher, marking it as a dearer pocket of the district.
What people ask about TN35 4 (Pett)
Are property prices falling in TN35 4 (Pett)?
Is TN35 4 (Pett) a good place to buy a house?
How much did a house sell for in TN35 4 (Pett)?
Are TN35 4 prices heading up or down?
The record answers a different question than "what happens next": the median is up 13% over five years in cash but down 11% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in TN35 right now
Turning to what is actually available: 28 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole TN35 district, not just TN35 4: live asking prices are collected per district.
54% 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.
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 TN35 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.
Bedroom by bedroom: TN prices by size
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%) | — |
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. 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.
Winners and losers across the TN area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in TN35
A few minutes' walk can separate two very different markets. Here are TN35's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN35 5 | £292,700 | 58 |
Zoom out to the full TN35 district report for the type split, monthly volumes and how TN35 compares with its neighbours.
Selling a home in TN35 4? 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 TN35 4, use the average prices map for a rough value: zoom from TN35 4's shading down to the sold homes on your own street. The figures above are every recorded TN35 4 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working TN35 4: the featured spot on this report is free for founding agents, one per district. Claim TN35 4.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to TN35 4. Free after a one click sign in.
See every individual TN35 4 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.