Feb 07, 2023 by HM

House prices in East Preston (BN16 1)

This article reveals price per square metre data and various charts to help you understand current housing market in East Preston (BN16 1).

Defining 'BN16 1'

This analysis is limited to properties whose postcode starts with "BN16 1", this is also called the postcode sector. It is shown in red on the map above. You can click on the map labels to change to a neighbouring sector.

Price per square metre

Knowing the average house price in East Preston is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area
E.g. 3, Seawaves Close, East Preston, Rustington, sold for £525,000 on Feb-2024. Given the internal area of 86 square metres, the price per sqm is £6,104.

England & Wales have been officially metric for many decades. However house price per square foot is sometimes prefered by those of sufficiently advanced age. ;-) They may want to convert metres on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £4,600-£5,000, £5,000-£5,400, £5,400-£5,800 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 211 sales in East Preston (BN16 1) that took place in the last two years.

Distribution of £ per sqm for East Preston (BN16 1)
Distribution of £ per sqm house prices in East Preston

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in East Preston (BN16 1). Of the 211 transactions, half were sold for between £3,760 and £5,810 per square metre. The median, or 'middle', price per square metre in 'BN16 1' is £4,790. Notably, only 25% of properties that sold recently were valued at more than £5,810m2. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for East Preston

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring East Preston. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

Property price heatmap for East Preston
House price heatmap for East Preston

Comparison with neighbouring postcode sectors

The table below shows how 'BN16 1' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
BN16 1 East Preston £3,760m2 £4,790m2 £5,810m2
BN16 4 Angmering £3,850m2 £4,350m2 £4,790m2
BN16 2 Rustington £4,040m2 £4,780m2 £5,970m2
BN16 3 Rustington £3,450m2 £4,050m2 £4,690m2

Will East Preston house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the scatter plot below for BN16 1 (East Preston). From this one could infer a range of reasonable possible future price falls or rises. In the chart below, the red dashed line is the house price trend for BN16 1 and the blue dots are the individual property sales that inform this trend.

Price per square metre in East Preston (BN16 1) over time
House price trends for East Preston

Hover on any blue dot to see details of specific sales

Disclaimer: The data provided throughout this website about East Preston and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information. Furthermore, I cannot guarantee the accuracy of any data shown. This information is based on sold prices and internal area data provided by Land Registry and other third parties - I do not verify the accuracy of the East Preston data or any other data I am given.

Street level data

Street Avg size Avg £/m2 Recent sales
Worthing Road, East Preston, BN16 1A 60m2 £2,641 23
Warren Crescent, East Preston, BN16 1B 81m2 £4,209 20
Downs Way, East Preston, BN16 1A 79m2 £4,220 20
Golden Avenue, East Preston, BN16 1Q 180m2 £5,167 15
Ashurst Way, East Preston, BN16 1A 65m2 £4,910 15
The Street, East Preston, BN16 1H 79m2 £4,037 15
Vermont Drive, East Preston, BN16 1L 89m2 £5,838 14
Sea Lane Close, East Preston, BN16 1S 88m2 £3,314 14

Search for your street here.

Raw data

Our analysis of East Preston is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

Address Paid m2 £/m2
3, Seawaves Close, East Preston, Rustington £525,000
86 6,104
18, Vermont Way, East Preston, Rustington £420,000
80 5,250
97, Golden Avenue, East Preston, Rustington £825,000
146 5,650

See the entire list of all sales in East Preston (BN16 1) here.


HouseMetric is a hobby, created out of a desire to see data and analysis not present on any free to use website. It is still a work in progress and I'll add more stuff in the near future.