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St Leonards-on-Sea market report TN38 9, St. Leonards-On-Sea
The TN38 9 (St Leonards-on-Sea) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,196 sales recorded by HM Land Registry in TN38 9 (St. Leonards-On-Sea) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in TN38 9 (St. Leonards-On-Sea) came in at £274,800, out of 30 registered, up 11% on five years earlier, and the mean stands at £307,400, and by floor area homes here have averaged about £3,570 per square metre over the last five years. The record behind it is 4,196 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
TN38 9 is one sector of TN38 (St. Leonards-On-Sea): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where TN38 9 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 TN38 9
Take the 30 registered 2026 sales in TN38 9 and the middle price, the median, is £274,800. The mean lands at £307,400, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in TN38 9
Measured by floor area, the last five years of TN38 9 sales average about £3,570 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts TN38 9 4% below the country at large.
The price of a typical TN38 9 home, 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 | £274,800 | £274,800 | 30 |
| 2025 | £306,000 | £313,317 | 132 |
| 2024 | £336,000 | £357,237 | 122 |
| 2023 | £294,000 | £323,034 | 88 |
| 2022 | £290,000 | £340,058 | 104 |
| 2021 | £247,500 | £313,367 | 128 |
| 2020 | £218,000 | £282,860 | 100 |
| 2019 | £221,000 | £289,678 | 96 |
| 2018 | £218,000 | £290,598 | 138 |
| 2017 | £230,000 | £313,697 | 131 |
| 2016 | £185,000 | £258,817 | 125 |
| 2015 | £184,000 | £259,992 | 133 |
| 2014 | £160,000 | £226,988 | 132 |
| 2013 | £166,000 | £238,857 | 125 |
| 2012 | £145,000 | £213,422 | 83 |
| 2011 | £135,000 | £203,798 | 103 |
| 2010 | £135,000 | £211,715 | 85 |
| 2009 | £125,000 | £200,939 | 79 |
| 2008 | £145,000 | £237,686 | 103 |
| 2007 | £145,000 | £245,960 | 191 |
| 2006 | £135,000 | £234,343 | 192 |
| 2005 | £130,000 | £231,348 | 159 |
| 2004 | £126,500 | £229,749 | 166 |
| 2003 | £120,500 | £221,990 | 162 |
| 2002 | £95,000 | £178,742 | 213 |
| 2001 | £78,000 | £149,951 | 234 |
| 2000 | £60,000 | £117,750 | 150 |
| 1999 | £55,000 | £109,612 | 167 |
| 1998 | £48,500 | £97,901 | 147 |
| 1997 | £52,000 | £106,642 | 186 |
| 1996 | £42,000 | £88,576 | 124 |
| 1995 | £41,800 | £90,867 | 68 |
In cash terms the typical TN38 9 home went from £41,800 in 1995 to £274,800 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 202%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2024; the current median sits about 23% below that. Someone who bought at the 2024 peak has not yet seen that price back in real terms.
Year-on-year change in the TN38 9 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 2001 (+30.0% 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.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.2% | −12.3% |
| 5 years (since 2021) | +2.1% | −2.6% |
| 10 years (since 2016) | +4.0% | +0.6% |
| 20 years (since 2006) | +3.6% | +0.8% |
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.
Sales activity in TN38 9
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.
Over the last twelve months of data, 30 sales completed in TN38 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 183 sales a year before the financial crisis and 95 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 TN38 9
The local authority for TN38 9 is Hastings, and its ONS average private rent currently stands at £1,006 a month (May 2026 figures). 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.
Set against the £274,800 median sold price, £1,006 a month is £12,072 a year, a gross yield of 4.4%: 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.
The shape of the TN38 9 market
Only 30 sales completed here in the last twelve months of data, which makes TN38 9 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.
What people ask about TN38 9 (St Leonards-on-Sea)
How much did a house sell for in TN38 9 (St Leonards-on-Sea)?
Are property prices falling in TN38 9 (St Leonards-on-Sea)?
Is TN38 9 (St Leonards-on-Sea) a good place to buy a house?
Where do TN38 9 prices go next?
The record answers a different question than "what happens next": the median is up 11% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
TN38's current homes for sale
Turning to what is actually available: 52 homes on the market right now, from 3 agents publishing to HomesIndex.
These cover the whole TN38 district, not just TN38 9: live asking prices are collected per district.
39% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- 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 →
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.
Moving up a bedroom in TN: the cost
Real sold prices by size across the TN area, straight from the Land Registry record. 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 | — | £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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit 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 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 8 | £320,000 | 27 |
Zoom out to the full TN38 district report for the type split, monthly volumes and how TN38 compares with its neighbours.
Thinking of selling in TN38 9? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in TN38 9, use the average prices map for a rough value: zoom from TN38 9's shading down to the sold homes on your own street. The figures above are every recorded TN38 9 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim TN38 9.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about TN38 9. Free, with a one click sign in.
The live map plots every individual TN38 9 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.