Local market reports › TN area › TN35 › TN35 5
Pett market report TN35 5, Hastings
The standing TN35 5 (Pett) property market report, rebuilt from the full public record every month. The raw material for this page is 6,351 HM Land Registry entries for TN35 5 (Hastings), 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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in TN35 5 (Hastings) sold for £292,700 in 2026, the median of 58 registered sales, up 9% on five years earlier. The mean was £312,800, and by floor area homes here have averaged about £3,500 per square metre over the last five years. The figures cover 6,351 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
TN35 5 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 5 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 a home in TN35 5 sells for
The 2026 median for TN35 5 is £292,700, taken from 58 registered sales. The mean, which is what most sites call the "average house price", is £312,800, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in TN35 5
Per square metre, TN35 5 homes have averaged around £3,500 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, TN35 5 sits 3% above the national market.
TN35 5'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 | £292,700 | £292,700 | 58 |
| 2025 | £295,000 | £302,054 | 117 |
| 2024 | £275,000 | £292,381 | 133 |
| 2023 | £290,000 | £318,639 | 109 |
| 2022 | £295,000 | £345,921 | 166 |
| 2021 | £269,000 | £340,589 | 222 |
| 2020 | £234,500 | £304,269 | 148 |
| 2019 | £230,000 | £301,475 | 190 |
| 2018 | £234,000 | £311,926 | 175 |
| 2017 | £205,000 | £279,599 | 181 |
| 2016 | £210,000 | £293,792 | 212 |
| 2015 | £176,000 | £248,688 | 203 |
| 2014 | £169,000 | £239,756 | 195 |
| 2013 | £157,000 | £225,907 | 149 |
| 2012 | £149,000 | £219,309 | 137 |
| 2011 | £144,000 | £217,385 | 152 |
| 2010 | £144,000 | £225,829 | 125 |
| 2009 | £138,000 | £221,836 | 117 |
| 2008 | £150,200 | £246,210 | 124 |
| 2007 | £155,000 | £262,923 | 265 |
| 2006 | £141,000 | £244,758 | 253 |
| 2005 | £143,000 | £254,482 | 213 |
| 2004 | £136,500 | £247,911 | 277 |
| 2003 | £121,000 | £222,911 | 273 |
| 2002 | £98,800 | £185,891 | 314 |
| 2001 | £75,000 | £144,184 | 371 |
| 2000 | £63,800 | £125,208 | 274 |
| 1999 | £48,000 | £95,661 | 266 |
| 1998 | £48,500 | £97,901 | 253 |
| 1997 | £45,000 | £92,286 | 253 |
| 1996 | £40,000 | £84,358 | 213 |
| 1995 | £40,000 | £86,954 | 213 |
In cash terms the typical TN35 5 home went from £40,000 in 1995 to £292,700 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 237%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 15% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the TN35 5 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 (+32.9% on the year before); the weakest, 2009 (−8.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.8% | −3.1% |
| 5 years (since 2021) | +1.7% | −3.0% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
How many homes change hands in TN35 5
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, 58 sales completed in TN35 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 280 sales a year before the financial crisis and 117 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.
How TN35 5 trades
Only 58 sales completed here in the last twelve months of data, which makes TN35 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the TN35 district median, TN35 5 sits 13% lower, marking it as a cheaper pocket of the district.
The rental side of TN35 5
For renting purposes TN35 5 sits in Hastings. The ONS average private rent there is £1,006 a month (May 2026). A one-bed averages £696 a month here and a four-or-more-bed £1,514, so size does most of the work in setting the rent.
Average monthly rent by size, Hastings
ONS Price Index of Private Rents, May 2026.
Against the £292,700 median purchase price, a rent of £1,006 a month (£12,072 a year) works out at a 4.1% 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.
Asked and answered: TN35 5 (Pett)
How much did a house sell for in TN35 5 (Pett)?
Are property prices falling in TN35 5 (Pett)?
Is TN35 5 (Pett) a good place to buy a house?
Will TN35 5 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 9% over five years in cash but down 14% 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 TN35 today
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 5: live asking prices are collected per district.
54% of what is on the market here is asking below what comparable homes actually sold for. 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 TN35 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.
The price of an extra bedroom in TN
What homes of each size actually sold for across the TN area, 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%) | — |
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. 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.
TN area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own 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 4 | £440,000 | 39 |
Zoom out to the full TN35 district report for the type split, monthly volumes and how TN35 compares with its neighbours.
Before you sell in TN35 5: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at TN35 5'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.
Estate agents working TN35 5: the featured spot on this report is free for founding agents, one per district. Claim TN35 5.
Keep digging
Behind the answers sits the same Land Registry record as this page, with TN35 5 already set as the subject. Free, one click sign in.
The live map plots every individual TN35 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.