House prices in TN16 1 (New Addington)

This article reveals price per square metre data and various charts to help you understand current housing market in 'TN16 1' (New Addington, Biggin Hill) - statistics were last calculated on 30 August 2024.

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Defining 'TN16 1'

This analysis is limited to properties whose postcode starts with "TN16 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 New Addington.

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

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

Price per square metre

Knowing the average house price in New Addington 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 4 Brasted Hall, High Street, New Addington, Biggin Hill, sold for £467,500 on Jul-2024. Given the internal area of 103 square metres, the price per sqm is £4,538.

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. £5,600-£6,000, £6,000-£6,400, £6,400-£6,800 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 77 sales in New Addington (TN16 1) that took place in the last two years.

Generate a custom chart like the one above but based on your own criteria.

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 New Addington (TN16 1). Of the 77 transactions, half were sold for between £4,540 and £6,190 per square metre. The median, or 'middle', price per square metre in 'TN16 1' is £5,480. Notably, only 25% of properties that sold recently were valued at more than £6,190 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 New Addington, Biggin Hill

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 Biggin Hill. 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.

House price heatmap for New Addington, Biggin Hill

Comparison with neighbouring postcode sectors

The table below shows how 'TN16 1' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
TN16 1 New Addington	£4,540 sqm	£5,480 sqm	£6,190 sqm
TN16 2 New Addington	£5,000 sqm	£5,780 sqm	£6,800 sqm
TN16 3 New Addington	£4,010 sqm	£4,660 sqm	£5,270 sqm

Will Biggin Hill 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 TN16 1 (New Addington) compared with both the wider area TN16 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

Download time series data as CSV (paying users only).

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.

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 Biggin Hill 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 Biggin Hill 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
Madan Road, New Addington, TN16 1D	107 sqm	£4,618	16
High Street, New Addington, TN16 1J	114 sqm	£4,703	13
High Street, New Addington, TN16 1R	96 sqm	£5,253	13
Quebec Avenue, New Addington, TN16 1B	81 sqm	£4,649	10
London Road, New Addington, TN16 1B	93 sqm	£5,089	9
Canville Rise, New Addington, TN16 1F	138 sqm	£3,908	9
Granville Road, New Addington, TN16 1R	104 sqm	£5,071	8
Squerryes Mede, New Addington, TN16 1S	55 sqm	£6,331	7

Search for your street here.

Raw data

Our analysis of New Addington 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 4 Brasted Hall, High St, New Addington, Biggin Hill	£467,500 Jul-2024	103	4,538
7 Grove House, Canville Rise, New Addington, Biggin Hill	£81,000 Jun-2024	51	1,588
8, Squerryes Mede, New Addington, Biggin Hill	£345,000 Jun-2024	48	7,187

See the entire list of all sales in New Addington (TN16 1) here.