Fishbourne
House prices, flood zones and new building. Land Registry sales to August 2026; figures last changed 18 October 2026.
Fishbourne homes sold for a median of £513,000 between September 2025 and August 2026. That rests on 18 sales, so a couple of big houses can move it a long way.
- Median sold price
- £513,000
- September 2025 – August 2026
- Homes sold
- 18
- 33 in the 12 months before
- Flood zone 3
- 0 of 78
- postcodes; 1 more in zone 2
- Chichester district index
- −1.4%
- year to July 2026
Sales from July and August 2026 are still being registered with Land Registry, so the latest counts will rise.
What do homes in Fishbourne sell for?
Fishbourne is a village at the head of the Fishbourne Channel of Chichester Harbour, just west of Chichester, best known for the remains of the Roman palace found there in 1960.
The table below uses three years of sales, so each type of home has enough of them to mean something. Types with fewer than five sales are left out.
| Detached | £625,000 | 47 |
| Semi-detached | £365,000 | 17 |
| Terraced | £338,000 | 16 |
| Flat | £280,000 | 5 |
Source: HM Land Registry Price Paid Data. Download these figures (CSV).
What locals say about Fishbourne
From residents who have lived on this stretch of coast for over 40 years. Where a point can be checked against sales or a published source, the figures or the link follow it.
- Visitors know Fishbourne for the Roman palace. Locals know it as a handy in-between village, a few minutes from Chichester and a good catchment for schools.
- The heart of the village is the playing fields on Blackboy Lane, with football, tennis, bowls, croquet and netball, and walks from there down towards the harbour.
- Locals see little difference from one end of the village to the other. Sales disagree. Median sale prices between September 2023 and August 2026: south of the A259, towards the harbour £604,000 (28 sales, 64% detached); north of it £440,000 (57 sales, 51% detached). Since 1995, Land Registry has recorded sales of 258 different homes south of the A259, towards the harbour, and 566 north of it.
- The catch is the big roundabout where the A259 meets the A27, known locally as the Tesco roundabout. Every trip into Chichester goes through it, and at busy times it queues.
- The current talking point is two padel courts planned for the tennis club; the playing fields association lodged the plans in March 2026. Fishbourne Tennis Club
Are Fishbourne house prices going up or down?
There are too few sales in Fishbourne to compare one year with the next. The steadier guide is the official index for Chichester district, which adjusts for the kind of homes sold: it fell 1.4% in the year to July 2026.
Source: HM Land Registry Price Paid Data · UK House Price Index.
Is Fishbourne an expensive place to live?
Yes, by local standards. Detached houses made up 55% of its sales between September 2023 and August 2026, at a median of £625,000. On the government's deprivation index its one neighbourhood sits in decile 8, where 10 is the least deprived tenth of England. That index measures deprivation, not wealth, so it supports the picture rather than proving it.
Source: HM Land Registry Price Paid Data · English Indices of Deprivation 2025.
Does Fishbourne flood?
From rivers and the sea, very little: none of Fishbourne's 78 postcodes has its centre point in Environment Agency flood zone 3, the highest band, but one sits in zone 2. These zones cover rivers and the sea only and ignore flood defences. Rain is a separate risk: on the Environment Agency's surface-water map, 27 of the 78 postcodes (35%) have high or medium risk within 25 metres of their centre point. Groundwater isn't mapped in either, and a postcode is not a house: check an exact address on GOV.UK.
Source: Environment Agency Flood Map for Planning · Check an address for flood risk · What the flood zones leave out.
How many homes sell in Fishbourne each year?
HM Land Registry recorded 18 open-market sales in Fishbourne between September 2025 and August 2026, against 33 in the 12 months before. None of them were recorded as new builds; newly built homes can take several months to appear in Land Registry's records.
Source: HM Land Registry Price Paid Data.
Sales year by year
| 2021 | £395,000 | 47 |
| 2022 | £470,000 | 42 |
| 2023 | £389,000 | 28 |
| 2024 | £529,000 | 33 |
| 2025 | £460,000 | 31 |
| 2026, January to August | £508,000 | 10 |
Figures cover 78 postcodes in Fishbourne and only Land Registry's standard-price sales: repossessions, sales to companies and other non-standard transfers are left out. How these figures are made.