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Black Hill market report TN6 1, Crowborough
The TN6 1 (Black Hill) 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: 5,276 sales registered with HM Land Registry in TN6 1 (Crowborough) 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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in TN6 1 (Crowborough) sold for £457,500 in 2026, the median of 50 registered sales, up 11% on five years earlier. The mean was £508,500, and by floor area homes here have averaged about £4,280 per square metre over the last five years. The figures cover 5,276 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like TN6 1 is a single group of streets within TN6 (Crowborough), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where TN6 1 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 TN6 1
Take the 50 registered 2026 sales in TN6 1 and the middle price, the median, is £457,500. The mean lands at £508,500, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in TN6 1
The last five years of sales put TN6 1 at roughly £4,280 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, TN6 1 sits 61% above the national market.
The price of a typical TN6 1 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £457,500 | £457,500 | 50 |
| 2025 | £450,000 | £460,761 | 135 |
| 2024 | £482,000 | £512,465 | 144 |
| 2023 | £500,000 | £549,378 | 109 |
| 2022 | £516,000 | £605,069 | 155 |
| 2021 | £411,200 | £520,632 | 225 |
| 2020 | £407,000 | £528,091 | 143 |
| 2019 | £405,000 | £530,858 | 115 |
| 2018 | £417,500 | £556,535 | 163 |
| 2017 | £387,500 | £528,511 | 133 |
| 2016 | £342,500 | £479,161 | 180 |
| 2015 | £315,000 | £445,095 | 137 |
| 2014 | £320,000 | £453,976 | 189 |
| 2013 | £291,200 | £419,008 | 160 |
| 2012 | £326,000 | £479,831 | 188 |
| 2011 | £250,000 | £377,404 | 129 |
| 2010 | £314,600 | £493,374 | 124 |
| 2009 | £250,000 | £401,877 | 121 |
| 2008 | £240,000 | £393,411 | 89 |
| 2007 | £270,000 | £457,995 | 215 |
| 2006 | £250,000 | £433,968 | 189 |
| 2005 | £244,000 | £434,222 | 178 |
| 2004 | £223,000 | £405,012 | 189 |
| 2003 | £220,000 | £405,293 | 199 |
| 2002 | £186,200 | £350,334 | 232 |
| 2001 | £165,000 | £317,204 | 193 |
| 2000 | £146,000 | £286,525 | 197 |
| 1999 | £127,200 | £253,503 | 236 |
| 1998 | £110,000 | £222,043 | 204 |
| 1997 | £90,000 | £184,572 | 195 |
| 1996 | £89,000 | £187,697 | 189 |
| 1995 | £99,000 | £215,211 | 171 |
In cash terms the typical TN6 1 home went from £99,000 in 1995 to £457,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 113%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 24% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TN6 1 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 2012 (+30.4% on the year before); the weakest, 2011 (−20.5%). 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) | +1.7% | −0.7% |
| 5 years (since 2021) | +2.2% | −2.6% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 50 TN6 1 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 199 sales a year before the financial crisis and 119 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.
The rental side of TN6 1
TN6 1 falls under Wealden, where the ONS puts the average private rent at £1,266 a month (May 2026 figures). Size sets most of the rent: one-beds average £899 a month here against £2,096 for four or more bedrooms.
Average monthly rent by size, Wealden
ONS Price Index of Private Rents, May 2026.
Set against the £457,500 median sold price, £1,266 a month is £15,192 a year, a gross yield of 3.3%: 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.
What kind of market TN6 1 is
Only 50 sales completed here in the last twelve months of data, which makes TN6 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
TN6 1 (Black Hill): the questions that come up
How much did a house sell for in TN6 1 (Black Hill)?
Are property prices falling in TN6 1 (Black Hill)?
Is TN6 1 (Black Hill) a good place to buy a house?
What happens to TN6 1 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 11% over five years in cash but down 12% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
TN6's current homes for sale
Turning to what is actually available: 28 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole TN6 district, not just TN6 1: live asking prices are collected per district.
8% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every TN6 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.
Bedroom by bedroom: TN prices by size
Real sold prices by size across the TN area, straight 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%) | — |
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. 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.
Five-year change in the median, TN area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in TN6
Sector boundaries hide real price steps. The rest of TN6, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN6 2 | £425,000 | 60 |
| TN6 3 | £452,500 | 43 |
Zoom out to the full TN6 district report for the type split, monthly volumes and how TN6 compares with its neighbours.
Selling a home in TN6 1? 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 TN6 1'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim TN6 1.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to TN6 1. Free after a one click sign in.
The live map plots every individual TN6 1 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.