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Pett market report TN35, Hastings
The TN35 (Pett) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 10,399 sales registered with HM Land Registry in TN35 (Hastings) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here 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 2026 median for TN35 (Hastings) is £335,000, from 97 registered sales, up 9% on five years earlier; the mean is £387,300, and by floor area homes here have averaged about £3,810 per square metre over the last five years. Behind the figures sit 10,399 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
TN35 is the postcode district covering Hastings, Pett, Guestling in Hastings. 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 TN35 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.
The going rate for a home in TN35
The TN35 median stands at £335,000 for 2026, built from 97 registered sales; the mean, the figure usually quoted as the "average house price", is £387,300, a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in TN35
The last five years of sales put TN35 at roughly £3,810 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.
Set against the £285,000 England and Wales median, TN35 sits 18% above the national market.
The price of a typical TN35 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £335,000 | £335,000 | 97 |
| 2025 | £325,000 | £332,772 | 208 |
| 2024 | £307,000 | £326,404 | 213 |
| 2023 | £325,000 | £357,096 | 201 |
| 2022 | £326,000 | £382,272 | 282 |
| 2021 | £307,500 | £389,335 | 393 |
| 2020 | £262,500 | £340,599 | 261 |
| 2019 | £260,000 | £340,798 | 299 |
| 2018 | £260,000 | £346,585 | 290 |
| 2017 | £241,000 | £328,700 | 315 |
| 2016 | £230,000 | £321,772 | 343 |
| 2015 | £212,000 | £299,556 | 341 |
| 2014 | £197,800 | £280,614 | 328 |
| 2013 | £185,000 | £266,197 | 270 |
| 2012 | £180,000 | £264,938 | 251 |
| 2011 | £174,000 | £262,673 | 259 |
| 2010 | £175,000 | £274,445 | 236 |
| 2009 | £170,000 | £273,276 | 226 |
| 2008 | £175,000 | £286,862 | 202 |
| 2007 | £180,000 | £305,330 | 435 |
| 2006 | £162,000 | £281,211 | 393 |
| 2005 | £161,400 | £287,227 | 354 |
| 2004 | £150,000 | £272,429 | 429 |
| 2003 | £131,500 | £242,255 | 403 |
| 2002 | £115,000 | £216,372 | 471 |
| 2001 | £82,000 | £157,641 | 539 |
| 2000 | £72,500 | £142,281 | 413 |
| 1999 | £58,000 | £115,591 | 414 |
| 1998 | £55,000 | £111,021 | 398 |
| 1997 | £56,800 | £116,485 | 430 |
| 1996 | £48,500 | £102,284 | 354 |
| 1995 | £45,000 | £97,823 | 351 |
In cash terms the typical TN35 home went from £45,000 in 1995 to £335,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 242%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 14% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the TN35 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 2002 (+40.2% on the year before); the weakest, 2024 (−5.5%). 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 terraced homes dominate the record here, 38% of the typed total. A detached home currently trades at £441,500 against £225,000 for a flat, 2.0 times the price.
Median by property type, TN35
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 | £441,500 | 33 | 3,218 |
| Semi-detached | £332,500 | 26 | 2,139 |
| Terraced | £256,000 | 32 | 3,931 |
| Flats | £225,000 | 6 | 1,111 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.1% | +0.7% |
| 5 years (since 2021) | +1.7% | −3.0% |
| 10 years (since 2016) | +3.8% | +0.4% |
| 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
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 195 TN35 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 430 sales a year before the financial crisis and 200 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 trades
Among the 40 measurable districts of its area, TN35 ranks 33 by median price: towards the affordable end.
Rents around TN35
The local authority for TN35 is Hastings, and its ONS average private rent currently stands at £1,006 a month (May 2026 figures). The spread runs from £696 a month for a typical one-bed to £1,514 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hastings
ONS Price Index of Private Rents, May 2026.
£1,006 a month is £12,072 a year, which against the £335,000 median sold price makes a gross yield of 3.6%. 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.
What people ask about TN35 (Pett)
Is TN35 (Pett) a good place to buy a house?
How much did a house sell for in TN35 (Pett)?
Are property prices falling in TN35 (Pett)?
Are TN35 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 9% over five years in cash but down 14% 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.
On the market in TN35 today
Everything above is what homes in TN35 sold for. Turning to what is actually available: 28 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 8% below the TN35 median sold price.
Of everything listed here, 54% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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 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.
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. 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%) | — |
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
TN35 ranks 14 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside TN35, 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 |
|---|---|---|
| TN35 4 | £440,000 | 39 |
| TN35 5 | £292,700 | 58 |
How TN35 compares nearby
Same city, different markets. The dearest districts of the TN area, and TN35 itself, which ranks 33 of 40 by median price:
| 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 | £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% |
| TN35 (this report) | £335,000 | +9% |
Before you sell in TN35: 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'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim TN35.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TN35. Free, with a one click sign in.
The live map plots every individual TN35 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.
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.