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Black Hill market report TN6, Crowborough
The TN6 (Black Hill) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 15,060 HM Land Registry entries for TN6 (Crowborough), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical TN6 (Crowborough) home changed hands for £450,000 in 2026 (median of 153 registered sales, up 10% on five years earlier), with the mean at £486,600, and by floor area homes here have averaged about £4,410 per square metre over the last five years. Source: 15,060 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district TN6 covering Black Hill, Boarshead, Friar's Gate sits in Crowborough. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where TN6 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 TN6 sells for
The 2026 median for TN6 is £450,000, taken from 153 registered sales. The mean, which is what most sites call the "average house price", is £486,600, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in TN6
Per square metre, TN6 homes have averaged around £4,410 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 TN6 58% above the national figure.
TN6's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £450,000 | £450,000 | 153 |
| 2025 | £450,000 | £460,761 | 467 |
| 2024 | £430,000 | £457,178 | 446 |
| 2023 | £445,000 | £488,946 | 348 |
| 2022 | £450,000 | £527,676 | 456 |
| 2021 | £410,000 | £519,113 | 676 |
| 2020 | £385,000 | £499,545 | 430 |
| 2019 | £360,000 | £471,874 | 375 |
| 2018 | £365,000 | £486,552 | 432 |
| 2017 | £363,000 | £495,096 | 381 |
| 2016 | £330,000 | £461,673 | 455 |
| 2015 | £308,700 | £436,193 | 462 |
| 2014 | £290,000 | £411,416 | 506 |
| 2013 | £270,000 | £388,503 | 413 |
| 2012 | £265,000 | £390,047 | 468 |
| 2011 | £250,000 | £377,404 | 414 |
| 2010 | £267,000 | £418,725 | 376 |
| 2009 | £245,000 | £393,840 | 330 |
| 2008 | £240,000 | £393,411 | 229 |
| 2007 | £250,000 | £424,070 | 631 |
| 2006 | £248,000 | £430,496 | 535 |
| 2005 | £234,600 | £417,493 | 478 |
| 2004 | £210,000 | £381,401 | 534 |
| 2003 | £208,000 | £383,186 | 511 |
| 2002 | £169,700 | £319,289 | 604 |
| 2001 | £154,500 | £297,018 | 547 |
| 2000 | £142,000 | £278,675 | 523 |
| 1999 | £117,500 | £234,171 | 641 |
| 1998 | £109,000 | £220,024 | 638 |
| 1997 | £90,000 | £184,572 | 620 |
| 1996 | £83,000 | £175,043 | 558 |
| 1995 | £85,500 | £185,864 | 423 |
In cash terms the typical TN6 home went from £85,500 in 1995 to £450,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 142%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 15% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the TN6 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 2003 (+22.6% on the year before); the weakest, 2011 (−6.4%). 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 detached houses dominate the record here, 45% of the typed total. A detached home currently trades at £555,000 against £182,800 for a flat, 3.0 times the price.
Median by property type, TN6
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 | £555,000 | 69 | 6,844 |
| Semi-detached | £420,000 | 41 | 3,811 |
| Terraced | £337,500 | 19 | 2,097 |
| Flats | £182,800 | 24 | 2,308 |
What TN6 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +1.9% | −2.8% |
| 10 years (since 2016) | +3.2% | −0.3% |
| 20 years (since 2006) | +3.0% | +0.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in TN6
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
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, 321 sales completed in TN6. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 545 sales a year before the financial crisis and 374 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 homes rent for around TN6
TN6 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 £450,000 median sold price, £1,266 a month is £15,192 a year, a gross yield of 3.4%: 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.
What people ask about TN6 (Black Hill)
Are property prices falling in TN6 (Black Hill)?
Is TN6 (Black Hill) a good place to buy a house?
How much did a house sell for in TN6 (Black Hill)?
Are TN6 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 10% over five years in cash but down 13% 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.
What is for sale in TN6 right now
Everything above is what homes in TN6 sold for. The live side of the market holds 28 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 42% above the TN6 median sold price.
Of everything listed here, 8% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 TN6 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%) | — |
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
TN6 ranks 12 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.
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.
Inside TN6, 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 |
|---|---|---|
| TN6 1 | £457,500 | 50 |
| TN6 2 | £425,000 | 60 |
| TN6 3 | £452,500 | 43 |
How TN6 compares nearby
Same city, different markets. The neighbouring districts of the TN area, dearest first:
| 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 (this report) | £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% |
| TN22 | £405,000 | +0% |
Selling in TN6? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in TN6, use the average prices map for a rough value: zoom from TN6's shading down to the sold homes on your own street. The figures above are every recorded TN6 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim TN6.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to TN6. Free after a one click sign in.
The live map plots every individual TN6 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.