The BN11 Gap: why gardens are winning and flats are being left behind this August

Walk down through Heene or past the grand dames of New Parade and you could be forgiven for thinking BN11 is one market. It isn't. It's four.

Since the summer of 2019, the average detached house here has gone up by more than £14,600. The average flat has gone down by more than £8,000. That's a £22,000 swing, and the difference between the two comes down to something as simple as a driveway versus a shared hallway.

Why it's happening

The Bank of England base rate sits at 3.75%. Better than a year ago, but still enough that anyone buying their first home, usually a flat or a small terrace, is being checked far more closely by the bank.

Prices in the shops are still rising at 2.8%, so saving a deposit is harder for first-time buyers than it was. That's tipped BN11 into a buyer's market: roughly 14 months' worth of homes on the shelf, and not quite enough buyers ready to take them all at once.

What homes are actually asking for

Across Worthing:

• Detached houses: £633,097 average
• Semi-detached: £445,150 average
• Terraced homes: £344,175 average
• Flats: £210,671 average

The gap between a terrace and a semi is now around £100,000. That's the price of a top-of-the-range sports car, just to buy an extra wall of privacy between you and next door.

The seven-year picture

Buy a detached house in BN11 seven years ago and it's worth £14,617 more today. A quiet profit, just from living in it.

Buy a flat in the same window and you're down around 3.8%. When borrowing gets more expensive, first-time buyers feel it first, and they're the ones who buy flats. People buying the bigger houses tend to have more behind them, so the base rate matters to them a lot less.

What this means, depending on where you sit

If you own a flat. Wages are growing at 3.5% across the UK. As people feel a bit richer, they come back to flats. If you don't need to move, holding is likely the stronger play right now.

If you're buying. Terraces are the value story. Up less than £3,000 in seven years, which means you're buying at close to 2019 prices on a 2026 wage. That gap won't stay open forever.

If you own a detached home. You're in the strongest position of the four markets. If downsizing is on your mind, this is a good time to have that conversation.

Where this goes next

I expect the bigger houses to hold steady over the next year. Terraces are the ones to watch: if the Bank of England keeps rates where they are, I think that gap starts to close. BN11 isn't one market moving together, it's four moving at different speeds, and right now the biggest opportunity is knowing which one you're actually in.

Want an honest figure on where your home sits in this, based on what's actually selling in Worthing right now? Let's talk.

Quick answers: BN11 property market, August 2026

Is Worthing a buyer's market in August 2026?

Yes. There's roughly 14 months' worth of homes on the market in BN11, which gives buyers more choice and more negotiating room than sellers would like.

What are average house prices in Worthing right now?

Detached houses average £633,097, semi-detached £445,150, terraced homes £344,175 and flats £210,671.

Why are flat prices falling in Worthing?

Flats are mostly bought by first-time buyers, who feel higher borrowing costs first. With the base rate at 3.75% and inflation at 2.8%, deposits and mortgage checks are harder, so flat values are down around 3.8% since 2019.

Are terraced houses in BN11 good value?

They're the value story of this market. Terraces are up less than £3,000 in seven years, so you're buying at close to 2019 prices on a 2026 wage.