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St Leonards-on-Sea market report TN38 8, St. Leonards-On-Sea
The TN38 8 (St Leonards-on-Sea) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,289 registered sales in TN38 8 (St. Leonards-On-Sea) 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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 27 registered 2026 sales put the TN38 8 (St. Leonards-On-Sea) median at £320,000, up 14% on five years earlier, with a mean of £335,200, and by floor area homes here have averaged about £3,520 per square metre over the last five years. Everything rests on 3,289 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like TN38 8 is a single group of streets within TN38 (St. Leonards-On-Sea), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where TN38 8 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 TN38 8 sells for
In the TN38 8 property market, the 2026 median sale price is £320,000, from 27 registered sales; the mean, the "average house price" most sites quote, is £335,200, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in TN38 8
Per square metre, TN38 8 homes have averaged around £3,520 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.
England and Wales as a whole trade at a £285,000 median, leaving TN38 8 12% above the national figure.
A typical TN38 8 home, priced year by year (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 | £320,000 | £320,000 | 27 |
| 2025 | £280,000 | £286,696 | 74 |
| 2024 | £267,000 | £283,876 | 63 |
| 2023 | £322,500 | £354,349 | 54 |
| 2022 | £302,000 | £354,129 | 77 |
| 2021 | £280,000 | £354,516 | 97 |
| 2020 | £255,000 | £330,868 | 80 |
| 2019 | £230,000 | £301,475 | 79 |
| 2018 | £232,000 | £309,260 | 103 |
| 2017 | £221,000 | £301,422 | 96 |
| 2016 | £227,500 | £318,275 | 81 |
| 2015 | £180,000 | £254,340 | 125 |
| 2014 | £167,500 | £237,628 | 99 |
| 2013 | £158,000 | £227,346 | 89 |
| 2012 | £165,000 | £242,859 | 63 |
| 2011 | £155,000 | £233,990 | 70 |
| 2010 | £150,000 | £235,239 | 58 |
| 2009 | £151,000 | £242,734 | 52 |
| 2008 | £165,000 | £270,470 | 70 |
| 2007 | £167,500 | £284,127 | 146 |
| 2006 | £160,000 | £277,740 | 164 |
| 2005 | £146,000 | £259,821 | 139 |
| 2004 | £151,000 | £274,246 | 154 |
| 2003 | £135,000 | £248,703 | 126 |
| 2002 | £109,500 | £206,023 | 194 |
| 2001 | £94,000 | £180,710 | 183 |
| 2000 | £76,000 | £149,150 | 155 |
| 1999 | £60,000 | £119,577 | 152 |
| 1998 | £53,500 | £107,994 | 99 |
| 1997 | £55,000 | £112,794 | 112 |
| 1996 | £55,000 | £115,993 | 115 |
| 1995 | £46,000 | £99,997 | 93 |
In cash terms the typical TN38 8 home went from £46,000 in 1995 to £320,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 220%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 10% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TN38 8 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 (+26.7% on the year before); the weakest, 2024 (−17.2%). 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) | +14.3% | +11.6% |
| 5 years (since 2021) | +2.7% | −2.0% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
Transaction volumes
How many homes change hands
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.
TN38 8 recorded 27 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 158 sales a year before the financial crisis and 59 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 kind of market TN38 8 is
Only 27 sales completed here in the last twelve months of data, which makes TN38 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within TN38, this sector trades 10% above the district median: one of the dearer corners of its district.
The rental side of TN38 8
For renting purposes TN38 8 sits in Hastings. The ONS average private rent there is £1,006 a month (May 2026). 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 £320,000 median sold price makes a gross yield of 3.8%. 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.
TN38 8 (St Leonards-on-Sea): the questions that come up
How much did a house sell for in TN38 8 (St Leonards-on-Sea)?
Are property prices falling in TN38 8 (St Leonards-on-Sea)?
Is TN38 8 (St Leonards-on-Sea) a good place to buy a house?
Where do TN38 8 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 14% over five years in cash but down 10% 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 TN38 today
The live side of the market holds 52 homes at the moment, listed by 3 agents publishing to HomesIndex.
These cover the whole TN38 district, not just TN38 8: live asking prices are collected per district.
39% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Upper Maze Hill, St. Leonards-On-Sea
- West Hill Road, St. Leonards-On-Sea
- Gillsmans Hill, St. Leonards-On-Sea
"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 TN38 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.
What another bedroom costs 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%) | — |
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
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 districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in TN38
Sector boundaries hide real price steps. The rest of TN38, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN38 0 | £285,000 | 82 |
| TN38 9 | £274,800 | 30 |
Zoom out to the full TN38 district report for the type split, monthly volumes and how TN38 compares with its neighbours.
Selling a home in TN38 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at TN38 8'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 TN38 8.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to TN38 8. Free after a one click sign in.
The live map plots every individual TN38 8 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.
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.