Local market reports › TN area › TN6 › TN6 2
Black Hill market report TN6 2, Crowborough
The standing TN6 2 (Black Hill) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 6,291 completed sales registered with HM Land Registry in TN6 2 (Crowborough) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
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 TN6 2 (Crowborough) came in at £425,000, out of 60 registered, up 15% on five years earlier, and the mean stands at £434,200, and by floor area homes here have averaged about £4,420 per square metre over the last five years. The record behind it is 6,291 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like TN6 2 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 2 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 TN6 2 homes really sell for
The 2026 median for TN6 2 is £425,000, taken from 60 registered sales. The mean, which is what most sites call the "average house price", is £434,200, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in TN6 2
Measured by floor area, the last five years of TN6 2 sales average about £4,420 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.
Against a national (England and Wales) median of £285,000, TN6 2 runs 49% above it.
The price of a typical TN6 2 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 | £425,000 | £425,000 | 60 |
| 2025 | £425,000 | £435,163 | 192 |
| 2024 | £403,800 | £429,322 | 182 |
| 2023 | £430,000 | £472,465 | 159 |
| 2022 | £425,000 | £498,361 | 189 |
| 2021 | £370,000 | £468,468 | 264 |
| 2020 | £365,500 | £474,244 | 160 |
| 2019 | £330,000 | £432,551 | 156 |
| 2018 | £336,500 | £448,561 | 172 |
| 2017 | £350,000 | £477,365 | 169 |
| 2016 | £325,000 | £454,678 | 171 |
| 2015 | £291,000 | £411,183 | 222 |
| 2014 | £270,000 | £383,042 | 211 |
| 2013 | £250,000 | £359,725 | 162 |
| 2012 | £250,000 | £367,969 | 182 |
| 2011 | £250,000 | £377,404 | 195 |
| 2010 | £250,000 | £392,064 | 162 |
| 2009 | £237,200 | £381,301 | 138 |
| 2008 | £243,500 | £399,148 | 101 |
| 2007 | £248,000 | £420,677 | 291 |
| 2006 | £234,000 | £406,194 | 223 |
| 2005 | £219,000 | £389,732 | 187 |
| 2004 | £188,500 | £342,353 | 224 |
| 2003 | £175,000 | £322,392 | 181 |
| 2002 | £148,700 | £279,778 | 234 |
| 2001 | £140,000 | £269,143 | 232 |
| 2000 | £133,500 | £261,994 | 216 |
| 1999 | £108,000 | £215,238 | 277 |
| 1998 | £97,000 | £195,801 | 293 |
| 1997 | £87,500 | £179,445 | 278 |
| 1996 | £76,000 | £160,281 | 237 |
| 1995 | £75,400 | £163,908 | 171 |
In cash terms the typical TN6 2 home went from £75,400 in 1995 to £425,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 159%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 15% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TN6 2 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 (+23.6% on the year before); the weakest, 2024 (−6.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +2.8% | −1.9% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +3.0% | +0.2% |
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
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
TN6 2 recorded 60 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 224 sales a year before the financial crisis and 156 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 rental side of TN6 2
The local authority for TN6 2 is Wealden, and its ONS average private rent currently stands 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.
Against the £425,000 median purchase price, a rent of £1,266 a month (£15,192 a year) works out at a 3.6% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Common questions on TN6 2 (Black Hill)
How much did a house sell for in TN6 2 (Black Hill)?
Are property prices falling in TN6 2 (Black Hill)?
Is TN6 2 (Black Hill) a good place to buy a house?
What happens to TN6 2 prices now?
The record answers a different question than "what happens next": the median is up 15% over five years in cash but down 9% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
TN6's current homes for sale
The live side of the market holds 28 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole TN6 district, not just TN6 2: live asking prices are collected per district.
Of everything listed here, 8% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 TN6 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.
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. Blank cells mean too few homes for the figure to mean anything.
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 TN6
Sector boundaries hide real price steps. The rest of TN6, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TN6 1 | £457,500 | 50 |
| 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.
Before you sell in TN6 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TN6 2, open the average prices map and zoom from the TN6 2 shading down to the sold homes on your own street. Every recorded TN6 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working TN6 2: the featured spot on this report is free for founding agents, one per district. Claim TN6 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to TN6 2. Free after a one click sign in.
The live map plots every individual TN6 2 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.