House prices in BN2 8 (Saltdean)

This article reveals price per square metre data and various charts to help you understand current housing market in Saltdean, Brighton (BN2 8).


Defining 'BN2 8'

This analysis is limited to properties whose postcode starts with "BN2 8", 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 Saltdean.

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 Saltdean 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. 34, Greenbank Avenue, Saltdean, Brighton, sold for £462,500 on Feb-2024. Given the internal area of 110 square metres, the price per sqm is £4,204.

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. £4,700-£5,000, £5,000-£5,300, £5,300-£5,600 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 197 sales in Saltdean (BN2 8) that took place in the last two years.

Distribution of £ per sqm for Saltdean, Brighton
Distribution of £ per sqm house prices in Saltdean

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 Saltdean (BN2 8). Of the 197 transactions, half were sold for between £4,050 and £5,660 per square metre. The median, or 'middle', price per square metre in 'BN2 8' is £4,880. Notably, only 25% of properties that sold recently were valued at more than £5,660 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 Saltdean, Brighton

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 Brighton. 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 Saltdean
House price heatmap for Saltdean, Brighton

Comparison with neighbouring postcode sectors

The table below shows how 'BN2 8' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
BN2 0 Brighton £4,630 sqm £5,380 sqm £6,190 sqm
BN2 3 Brighton £4,720 sqm £5,390 sqm £6,040 sqm
BN2 7 Rottingdean £4,820 sqm £5,560 sqm £6,520 sqm
BN2 9 Brighton £4,930 sqm £5,580 sqm £6,280 sqm
BN2 5 Brighton Marina Village £4,380 sqm £5,050 sqm £5,850 sqm
BN2 6 Brighton £4,190 sqm £4,690 sqm £5,490 sqm
BN2 4 Brighton £4,090 sqm £4,790 sqm £5,480 sqm
BN2 8 Saltdean £4,050 sqm £4,880 sqm £5,660 sqm
BN2 1 Brighton £4,770 sqm £5,540 sqm £6,250 sqm

Will Brighton 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 BN2 8 (Saltdean) compared with both the wider area BN2 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 Saltdean,Brighton
House price trends for Saltdean

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 BN2 8 sales
Recent trends for Saltdean

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 Brighton 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 Brighton 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
Longridge Avenue, Saltdean, BN2 8R 55 sqm £2,851 33
Bannings Vale, Saltdean, BN2 8D 93 sqm £4,671 28
Wicklands Avenue, Saltdean, BN2 8E 96 sqm £4,789 21
Lustrells Vale, Saltdean, BN2 8F 74 sqm £4,433 19
Bevendean Avenue, Saltdean, BN2 8P 96 sqm £4,631 16
Saltdean Vale, Saltdean, BN2 8H 95 sqm £4,971 14
Tumulus Road, Saltdean, BN2 8F 94 sqm £4,648 14
Oaklands Avenue, Saltdean, BN2 8P 100 sqm £4,387 14

Search for your street here.

Raw data

Our analysis of Saltdean 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
34, Greenbank Avenue, Saltdean, Brighton £462,500
Feb-2024
110 4,204
82, Lustrells Crescent, Saltdean, Brighton £405,000
Feb-2024
84 4,821
49, Coombe Vale, Saltdean, Brighton £397,000
Feb-2024
69 5,753

See the entire list of all sales in Saltdean (BN2 8) here.

About

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.