House prices in BN16 4 (Angmering)

This article reveals price per square metre data and various charts to help you understand current housing market in Angmering, Rustington (BN16 4).

Defining 'BN16 4'

This analysis is limited to properties whose postcode starts with "BN16 4", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Angmering.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

FYI, a postcode sector is the full postcode without the last two letters.

Price per square metre

Knowing the average house price in Angmering 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. 2, Mill Road Avenue, Angmering, Rustington, sold for £485,000 on Apr-2024. Given the internal area of 71 square metres, the price per sqm is £6,830.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters 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. £3,700-£4,000, £4,000-£4,300, £4,300-£4,600 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 184 sales in Angmering (BN16 4) that took place in the last two years.

Distribution of £ per sqm for Angmering, Rustington
Distribution of £ per sqm house prices in Angmering

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 Angmering (BN16 4). Of the 184 transactions, half were sold for between £3,830 and £4,750 per square metre. The median, or 'middle', price per square metre in 'BN16 4' is £4,340. Notably, only 25% of properties that sold recently were valued at more than £4,750 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for Angmering, Rustington

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 Rustington. 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 Angmering
House price heatmap for Angmering, Rustington

Comparison with neighbouring postcode sectors

The table below shows how 'BN16 4' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
BN16 2 Rustington £4,010 sqm £4,770 sqm £5,940 sqm
BN16 4 Angmering £3,830 sqm £4,340 sqm £4,750 sqm
BN16 1 East Preston £3,760 sqm £4,820 sqm £5,860 sqm
BN16 3 Rustington £3,480 sqm £4,110 sqm £4,700 sqm

Will Rustington 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 chart below for BN16 4 (Angmering) compared with both the wider area BN16 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

Historic price per square metre in Angmering,Rustington
House price trends for Angmering

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

Most recent BN16 4 sales
Recent trends for Angmering

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Rustington to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Rustington 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.

Street level data

Street Avg size Avg £sqm Recent sales
Mill Road Avenue, Angmering, BN16 4H 109 sqm £4,990 24
Greenacres Ring, Angmering, BN16 4B 77 sqm £4,896 14
Palmer Road, Angmering, BN16 4L 80 sqm £3,896 14
Merryfield Crescent, Angmering, BN16 4D 90 sqm £3,817 13
Cresswell Square, Angmering, BN16 4P 93 sqm £3,118 13
Chantryfield Road, Angmering, BN16 4L 84 sqm £4,479 12
Lucksfield Way, Angmering, BN16 4G 120 sqm £3,736 11
Foxdale Drive, Angmering, BN16 4H 110 sqm £3,821 10

Search for your street here.

New build activity

Street Avg size Avg £sqm New build sales
Acacia Crescent, Angmering, BN16 4Q 109 sqm £3,746 21

Acacia Crescent, Angmering, BN16 4Q has seen 21 new build sales in the last 4 years (average price £414,550). These new build homes typically have an internal area of 109 sqm, with an average price of £3,746 sqm. This £sqm average is £-594 below the average for BN16 4. New builds typically command a £ per sqm premium. In the case of Acacia Crescent the premium seems not to exist. Without more info we can only speculate why this may be. Perhaps it may be greater density and smaller gardens, but this is just a guess.

Raw data

Our analysis of Angmering 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 sqm £/sqm
2, Mill Rd Avenue, Angmering, Rustington £485,000
71 6,830
Home Place, 7, Lansdowne Rd, Angmering, Rustington £518,400
128 4,050
19, Meadowside, Angmering, Rustington £305,000
80 3,812

See the entire list of all sales in Angmering (BN16 4) here.


I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.