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St Leonards-on-Sea market report TN38, St. Leonards-On-Sea
The TN38 (St Leonards-on-Sea) 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: 19,055 sales registered with HM Land Registry in TN38 (St. Leonards-On-Sea) 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.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 139 registered 2026 sales put the TN38 (St. Leonards-On-Sea) median at £290,000, up 7% on five years earlier, with a mean of £333,100, and by floor area homes here have averaged about £3,560 per square metre over the last five years. Everything rests on 19,055 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
TN38 is the postcode district covering St Leonards-on-Sea, Silverhill, Wishing Tree in St. Leonards-On-Sea. 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 TN38 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 buyers actually paid in TN38
The 2026 median for TN38 is £290,000, taken from 139 registered sales. The mean, which is what most sites call the "average house price", is £333,100, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in TN38
By floor space, homes in TN38 have sold for about £3,560 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, TN38 sits 2% above the national market.
TN38's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £290,000 | £290,000 | 139 |
| 2025 | £275,000 | £281,576 | 437 |
| 2024 | £285,000 | £303,014 | 428 |
| 2023 | £285,000 | £313,145 | 412 |
| 2022 | £287,800 | £337,478 | 504 |
| 2021 | £270,000 | £341,855 | 634 |
| 2020 | £233,800 | £303,360 | 444 |
| 2019 | £220,000 | £288,367 | 433 |
| 2018 | £212,500 | £283,267 | 537 |
| 2017 | £210,000 | £286,419 | 553 |
| 2016 | £190,000 | £265,812 | 579 |
| 2015 | £170,000 | £240,210 | 645 |
| 2014 | £158,800 | £225,286 | 594 |
| 2013 | £150,000 | £215,835 | 487 |
| 2012 | £149,200 | £219,604 | 336 |
| 2011 | £142,500 | £215,120 | 380 |
| 2010 | £140,000 | £219,556 | 362 |
| 2009 | £134,000 | £215,406 | 380 |
| 2008 | £148,500 | £243,423 | 465 |
| 2007 | £145,000 | £245,960 | 967 |
| 2006 | £142,000 | £246,494 | 885 |
| 2005 | £130,000 | £231,348 | 724 |
| 2004 | £125,000 | £227,024 | 841 |
| 2003 | £103,000 | £189,751 | 824 |
| 2002 | £90,500 | £170,275 | 1,070 |
| 2001 | £73,600 | £141,492 | 958 |
| 2000 | £60,000 | £117,750 | 781 |
| 1999 | £52,800 | £105,228 | 816 |
| 1998 | £48,000 | £96,891 | 663 |
| 1997 | £46,200 | £94,747 | 709 |
| 1996 | £45,000 | £94,903 | 613 |
| 1995 | £40,000 | £86,954 | 455 |
In cash terms the typical TN38 home went from £40,000 in 1995 to £290,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 234%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 15% 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 TN38 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 (+23.0% on the year before); the weakest, 2009 (−9.8%). 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 flats dominate the record here, 37% of the typed total. A detached home currently trades at £437,000 against £177,500 for a flat, 2.5 times the price.
Median by property type, TN38
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 | £437,000 | 31 | 3,568 |
| Semi-detached | £300,000 | 41 | 4,290 |
| Terraced | £255,000 | 25 | 4,166 |
| Flats | £177,500 | 42 | 7,031 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +5.5% | +3.0% |
| 5 years (since 2021) | +1.4% | −3.2% |
| 10 years (since 2016) | +4.3% | +0.9% |
| 20 years (since 2006) | +3.6% | +0.8% |
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.
The turnover behind the prices
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 302 sales completed in TN38. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 881 sales a year before the financial crisis and 384 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.
The shape of the TN38 market
In its area's price order TN38 comes 38 of 40, towards the cheaper end of the table.
The rental side of TN38
TN38 falls under Hastings, where the ONS puts the average private rent 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.
£1,006 a month is £12,072 a year, which against the £290,000 median sold price makes a gross yield of 4.2%. 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.
Asked and answered: TN38 (St Leonards-on-Sea)
How much did a house sell for in TN38 (St Leonards-on-Sea)?
Are property prices falling in TN38 (St Leonards-on-Sea)?
Is TN38 (St Leonards-on-Sea) a good place to buy a house?
What happens to TN38 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 7% over five years in cash but down 15% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in TN38 now
Everything above is what homes in TN38 sold for. Turning to what is actually available: 52 homes on the market right now, from 3 agents publishing to HomesIndex, at a typical asking price 12% below the TN38 median sold price.
39% of what is on the market here is asking below what comparable homes actually sold for. 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 →
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.
Moving up a bedroom in TN: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the TN area. 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
TN38 ranks 16 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 districts that gained and lost most in cash terms, each row linking through to its own report.
Inside TN38, 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 |
|---|---|---|
| TN38 0 | £285,000 | 82 |
| TN38 8 | £320,000 | 27 |
| TN38 9 | £274,800 | 30 |
How TN38 compares nearby
Same city, different markets. The dearest districts of the TN area, and TN38 itself, which ranks 38 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% |
| TN38 (this report) | £290,000 | +7% |
Before you sell in TN38: 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 TN38'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.
Take it further
Behind the answers sits the same Land Registry record as this page, with TN38 already set as the subject. Free, one click sign in.
Two maps carry on from here: every TN38 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.