House prices in BN21 1 (Eastbourne)

This article reveals price per square metre data and various charts to help you understand current housing market in Eastbourne (BN21 1).

Defining 'BN21 1'

This analysis is limited to properties whose postcode starts with "BN21 1", 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 Eastbourne.

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 Eastbourne 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. Flat 6 Dukesbury House, 13 - 15, The Goffs, Eastbourne, sold for £315,000 on Mar-2024. Given the internal area of 87 square metres, the price per sqm is £3,620.

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. £3,800-£4,000, £4,000-£4,200, £4,200-£4,400 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 248 sales in Eastbourne (BN21 1) that took place in the last two years.

Distribution of £ per sqm for Eastbourne
Distribution of £ per sqm house prices in Eastbourne

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 Eastbourne (BN21 1). Of the 248 transactions, half were sold for between £2,780 and £4,020 per square metre. The median, or 'middle', price per square metre in 'BN21 1' is £3,380. Notably, only 25% of properties that sold recently were valued at more than £4,020 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 Eastbourne

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 Eastbourne. 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 Eastbourne
House price heatmap for Eastbourne

Comparison with neighbouring postcode sectors

The table below shows how 'BN21 1' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
BN21 4 Eastbourne £2,940 sqm £3,280 sqm £3,760 sqm
BN21 1 Eastbourne £2,780 sqm £3,380 sqm £4,020 sqm
BN21 3 Eastbourne £2,300 sqm £2,730 sqm £3,230 sqm
BN21 2 Eastbourne £2,940 sqm £3,520 sqm £4,220 sqm

Will Eastbourne 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 BN21 1 (Eastbourne) compared with both the wider area BN21 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 Eastbourne,Eastbourne
House price trends for Eastbourne

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 BN21 1 sales
Recent trends for Eastbourne

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 Eastbourne 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 Eastbourne 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
Upperton Road, Eastbourne, BN21 1L 60 sqm £2,788 61
Southfields Road, Eastbourne, BN21 1B 86 sqm £2,944 39
Compton Place Road, Eastbourne, BN21 1D 109 sqm £3,140 33
Compton Place Road, Eastbourne, BN21 1E 108 sqm £3,318 31
Willingdon Road, Eastbourne, BN21 1T 132 sqm £2,783 29
The Goffs, Eastbourne, BN21 1H 108 sqm £3,057 24
Upperton Road, Eastbourne, BN21 1J 80 sqm £2,948 21
Baldwin Avenue, Eastbourne, BN21 1U 146 sqm £4,279 17

Search for your street here.

New build activity

Street Avg size Avg £sqm New build sales
Southfields Road, Eastbourne, BN21 1A 60 sqm £5,931 18

Southfields Road, Eastbourne, BN21 1A has seen 18 new build sales in the last 4 years (average price £348,490). These new build homes typically have an internal area of 60 sqm, with an average price of £5,931 sqm. This £sqm average is £0 above the average for BN21 1. New builds typically command a £ per sqm premium so this is normal.

Raw data

Our analysis of Eastbourne 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
Flat 6 Dukesbury House, 13 - 15, The Goffs, Eastbourne £315,000
87 3,620
92, Green St, Eastbourne £340,000
108 3,148
Flat 6 Linkswood, Compton Pl Rd, Eastbourne £320,000
85 3,764

See the entire list of all sales in Eastbourne (BN21 1) 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.