Living in BN8, Lewes
What the open data says about house prices, schools, crime and flood risk around BN8 in Lewes. Built from the same sources as every property report on this site, not opinion or marketing copy.
- The average sold price in Lewes is £368,408 (HM Land Registry UK House Price Index).
- Prices across Lewes are up 0.8% on a year ago (UK House Price Index).
- Of the 5 schools within about 3 miles, 100% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of BN8 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Lewes pays £2,756 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 2 crimes within roughly a mile of the centre in August 2026, most commonly anti social behaviour (Police.uk).
Figures gathered 12 October 2026, each from the source named in its section.
House prices
Average price in Lewes: £368,408, up 0.8% on a year ago (July 2026). The wider South East average is £380,878.
Check sold prices for a specific address in BN8 →
See where BN8 ranks across South East →
Council tax at Band D in Lewes: £2,756 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare BN8 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for BN8 against any other district, each from the source the section below names.
What actually sold around BN8
Only 2 home sales recorded on the streets around central BN8 in the last 2 years, too few to average meaningfully. Here they are in full instead. A district with very few residential sales is usually mostly commercial.
| Address | Type | Sold for | Date |
|---|---|---|---|
| The Barn 1 Lower Clayhill Cottages Uckfield Road, BN8 5RU | Semi-detached | £490,000 | 4 Nov 2025 |
| 1 Lower Clayhill Cottages Barcombe Mills, BN8 5BY | Semi-detached | £790,000 | 26 Mar 2025 |
How to read this
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Source: HM Land Registry Price Paid Data
Schools nearby
5 schools within 3 miles , of which 100% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| Ringmer Primary and Nursery School | Primary | Good | 1.6 mi away | no figure |
| Little Horsted Church of England Primary School | Primary | Good | 2.6 mi away | no figure |
| King's Academy Ringmer | Secondary | Not rated | 1.5 mi away | no figure |
| Barcombe Church of England Primary School | Primary | Not rated | 1.8 mi away | 2.67 mi varies |
| South Malling CofE Primary and Nursery School | Primary | Not rated | 2.9 mi away | no figure |
Schools in BN8 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| Barcombe Church of England Primary School | Primary | 2.67 mi | varies |
| Newick Church of England Primary School | Primary | 2.7 mi | varies |
| Chiddingly Primary School | Primary | 3.53 mi | varies |
| Chailey School | Secondary | 4.8 mi | varies |
4 state primary and 1 state secondary schools within range, and no fee-paying schools.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 23.3% |
| Managers, directors and senior officials | 19.0% |
| Skilled trades | 13.3% |
| Associate professional and technical | 11.7% |
| Administrative and secretarial | 9.0% |
Source: ONS Census 2021, table TS063, for this district's small area.
How BN8 has changed since 2011
The biggest move: over-65s, up 8.1 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of BN8 (E01021056, 1,755 residents in 2021, up 3.1% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: over-65s, up 8.1 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 83.8% | 84.1% | +0.3 pts | -2.0 pts |
| Households renting privately | 10.1% | 13.2% | +3.1 pts | +3.7 pts |
| Households renting socially | 2.4% | 1.6% | -0.8 pts | -0.6 pts |
| Residents under 15 | 14.5% | 13.7% | -0.8 pts | -0.3 pts |
| Residents 65 and over | 28.4% | 36.5% | +8.1 pts | +2.1 pts |
| Adults with a degree or equivalent | 38.0% | 41.6% | +3.6 pts | +6.5 pts |
| Residents born outside the UK | 5.3% | 6.6% | +1.3 pts | +3.6 pts |
| Residents in good or very good health | 81.9% | 82.8% | +0.9 pts | +0.8 pts |
| Residents in a white ethnic group | 97.7% | 96.7% | -1.0 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
2 crimes recorded within roughly a mile of central BN8 in August 2026, most commonly anti social behaviour.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 9 of 10 on the Index of Multiple Deprivation (least deprived nationally), based on Lewes's figures.
Buses from the centre of BN8
Best-served stop: Top of Clay Hill, with 2.8 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of BN8 is Top of Clay Hill: 2.8 buses an hour on a weekday daytime, 1.5 in the evening and 1.8 on Sunday daytime; first bus 06:08, last 23:28. Routes there: 29, 29A. 4 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
Council tax and the council's finances
A Band D household in Lewes pays £2,756 for 2026-27, all precepts included, a rise of 4.9% on the year before against an England median rise of 4.8%. Every band for Lewes, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £2,189 | +3.7% |
| 2022-23 | £2,281 | +4.2% |
| 2023-24 | £2,388 | +4.7% |
| 2024-25 | £2,503 | +4.8% |
| 2025-26 | £2,627 | +5.0% |
| 2026-27 | £2,756 | +4.9% |
Exceptional Financial Support. The county council, East Sussex, was agreed support for 2026-27 (£70.0m). Support is permission to borrow, or to spend capital receipts, on day-to-day services because the council could not otherwise set a balanced budget. Councils in this position tend to cut services and raise council tax by the most the rules allow.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about BN8
What is the average house price in BN8?
The average sold price in Lewes is £368,408 as of July 2026, according to the UK House Price Index.
Are house prices rising in BN8?
Prices in Lewes are up 0.8% on a year ago (UK House Price Index).
Are the schools good in BN8?
5 schools sit within 3 miles of central BN8, and 100% are rated Outstanding or Good by Ofsted.
How much crime is there in BN8?
2 crimes were recorded within roughly a mile of central BN8 in August 2026, most commonly anti social behaviour (Police.uk).
Is BN8 at risk of flooding?
Central BN8 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is BN8 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 100% of nearby schools are rated Outstanding or Good by Ofsted; the area sits in decile 9 of 10 on the Index of Multiple Deprivation; 2 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is BN8 safe?
2 crimes were recorded within roughly a mile of central BN8 in August 2026, according to Police.uk. The most common category was anti social behaviour. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers BN8 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.