Langney
Welcome to Bates & Co in Langney
Langney is a thriving and well-connected suburb to the north-east of Eastbourne, offering excellent value for both renters and buyers. Known for its strong community feel, green spaces, lakes and convenient transport links, Langney is a popular choice for families, commuters, retirees and investors alike. With a mix of established neighbourhoods, modern estates and coastal pockets, the area has something for every type of tenant — making it an attractive location for landlords seeking strong, consistent rental demand.
Langney benefits from its own shopping centre, great bus routes, nearby parks, good schools and quick access to the A22 and A27. Whether you’re searching for a new home or considering letting out a property, Langney’s blend of affordability, variety and location makes it a standout choice within the wider Eastbourne area.
Living in Langney
Langney offers a well-balanced lifestyle with everything you need close by. The community is centred around Langney Shopping Centre, home to major retailers, supermarkets, cafés, healthcare providers and practical amenities. Surrounding this are peaceful residential pockets, lakeside walks, local pubs and various recreational facilities that appeal to families, professionals and retirees alike.
For outdoor lovers, Shinewater Park and its lakes provide picturesque walking routes, while Langney Point offers direct beach access and a coastal setting. The neighbourhoods are well-connected with frequent bus routes into Eastbourne town centre, the railway station and the seafront.
Langney is popular with families thanks to its strong selection of primary schools, several of which are Ofsted Good, and good access to secondary schools across Eastbourne.
A full breakdown of school ratings is included in each area section below.
Areas in Langney
Langney Point
Langney Point offers coastal living with easy access to the beach and miles of promenade. The area features a mix of modern flats, family homes and bungalows. Two-bedroom apartments start from around £185,000, while three-bedroom houses reach £300,000 – £375,000 (Rightmove, 2025). Rents typically range from £1,050 – £1,200pcm for flats and £1,450 – £1,650pcm for houses (Home.co.uk).
Primary Schools:
Langney Primary Academy — Good (Ofsted 2018)
West Rise Junior School — Good (Ofsted 2018)
Secondary Schools:
The Turing School — Requires Improvement (Ofsted 2019)
St Catherine’s College — Good (Ofsted 2019)
College:
East Sussex College Eastbourne — Good (Ofsted 2025)
Kingsmere / Kings Park
Kingsmere and Kings Park are modern, well-planned residential estates known for clean streets, good-sized homes and family-friendly facilities. Property types include starter homes, terraces, and newer-build semis. One- to two-bedroom flats typically sell for £170,000 – £210,000, while three-bed houses fall between £280,000 – £330,000 (Zoopla, 2025). Rental values average £950 – £1,150pcm for flats and £1,400 – £1,600pcm for houses (Home.co.uk).
Primary Schools:
Shinewater Primary School — Good (Ofsted 2018)
West Rise Infant School — Good (Ofsted 2018)
Secondary Schools:
The Turing School — Requires Improvement (Ofsted 2019)
The Eastbourne Academy — Inadequate (Ofsted Jan 2025)
College:
East Sussex College Eastbourne — Good (Ofsted 2025)
Birch Estate / Birchington
The Birch Estate is a popular residential pocket offering terraced, semi-detached and detached homes from the 1970s–1990s. Prices for two-bedroom homes begin around £230,000, while three-bed semis range from £280,000 – £340,000 (Rightmove, 2025). Rents average £1,000 – £1,200pcm for two-bedroom homes and £1,350 – £1,550pcm for three-bedroom properties (Home.co.uk).
Primary Schools:
West Rise Junior School — Good (Ofsted 2018)
Langney Primary Academy — Good (Ofsted 2018)
Secondary Schools:
St Catherine’s College — Good (Ofsted 2019)
The Turing School — Requires Improvement (Ofsted 2019)
College:
East Sussex College Eastbourne — Good (Ofsted 2025)
Friday Street
Friday Street is known for its strong value-for-money housing, good road links and local shopping conveniences. The area contains 1930s–1960s terraces, semis and purpose-built flats. Two-bedroom houses sell from £220,000 – £260,000, while flats can be found between £140,000 – £190,000 (Rightmove, 2025). Rental values are typically £1,000 – £1,200pcm for houses and £850 – £1,000pcm for flats (Home.co.uk).
Primary Schools:
Shinewater Primary School — Good (Ofsted 2018)
West Rise Junior School — Good (Ofsted 2018)
Secondary Schools:
The Turing School — Requires Improvement (Ofsted 2019)
St Catherine’s College — Good (Ofsted 2019)
College:
East Sussex College Eastbourne — Good (Ofsted 2025)
Shinewater
Shinewater is a popular, affordable neighbourhood with lakes, green spaces and strong public transport links. Housing includes 1980s–2000s terraced homes, apartments and family-sized properties. One- to two-bedroom flats start from £150,000 – £190,000, and houses from £240,000 – £310,000 (Zoopla, 2025). Rents average £900 – £1,050pcm for flats and £1,200 – £1,450pcm for houses (Home.co.uk).
Primary Schools:
Shinewater Primary School — Good (Ofsted 2018)
West Rise Junior School — Good (Ofsted 2018)
Secondary Schools:
The Turing School — Requires Improvement (Ofsted 2019)
The Eastbourne Academy — Inadequate (Ofsted Jan 2025)
College:
East Sussex College Eastbourne — Good (Ofsted 2025)
Langney Village
Langney Village blends traditional charm with modern convenience. Terraced cottages, starter homes and family-sized semis make it a sought-after location. Two-bedroom properties start at £225,000 – £260,000, while three-bedroom homes generally sell for £275,000 – £330,000 (Rightmove, 2025). Rental prices average £1,000 – £1,150pcm for two beds and £1,300 – £1,500pcm for three beds (Home.co.uk).
Primary Schools:
Langney Primary Academy — Good (Ofsted 2018)
West Rise Primary School — Good (Ofsted 2018)
Secondary Schools:
St Catherine’s College — Good (Ofsted 2019)
The Turing School — Requires Improvement (Ofsted 2019)
College:
East Sussex College Eastbourne — Good (Ofsted 2025)
Transport Links
Langney is well-connected with excellent bus services into Eastbourne, Polegate, Hampden Park and Pevensey. Key connections include:
- A22 & A27 — quick routes to Brighton, Lewes and Hastings
- Eastbourne Station — direct services to London Victoria, Brighton and Gatwick
- Frequent local buses — serving all Langney neighbourhoods
- Cycle routes & coastal paths — ideal for commuters and leisure
Local Amenities in Langney
Langney benefits from a wide range of local amenities, making it one of Eastbourne’s most practical and convenient residential areas. Langney Shopping Centre is the main hub, offering supermarkets, cafés, retail stores, health services and essential day-to-day facilities. Surrounding the centre are several independent shops, takeaways, gyms and community services that cater to residents of all ages.
For those who enjoy the outdoors, Shinewater Park provides scenic walking routes, lakeside paths, children’s play areas and open green space — ideal for families and dog walkers. Langney Point offers another lifestyle benefit: direct access to the beach, promenade and coastal cycle paths. Public transport is excellent, with regular buses into Eastbourne town centre, the seafront, Hampden Park, Polegate and surrounding areas. Healthcare facilities, GP surgeries, dental practices and pharmacies are all well distributed across the neighbourhoods, ensuring residents have everything they need within easy reach.
Demographics of Langney
Langney attracts a diverse demographic thanks to its balanced mix of affordability, transport connections and amenities. The area is particularly popular with families, drawn by good local schools, parks and spacious residential streets. Young professionals appreciate the value of modern apartments and strong bus routes to central Eastbourne, while retirees favour the quieter pockets such as Langney Point and Langney Village.
Rental demand is consistently high across all property types, making the area attractive for investors and landlords seeking reliable occupancy and steady returns. Langney’s blend of coastal, suburban and lakeside living appeals to a wide range of tenant profiles, including long-term renters, local workers, key workers and commuters who split their time between Eastbourne and surrounding towns.
Thinking of Moving or Selling in Langney?
Whether you're a vendor, landlord, buyer or tenant, Langney offers excellent opportunities — and Bates & Co Lettings are here to help you make the most of them.
For Vendors:
Looking to sell your Langney property? We provide accurate valuations, local market expertise and strategic marketing designed to achieve the best possible price.
For Landlords:
From Tenant Find to Fully Managed and our Guaranteed Rent Scheme, we help Langney landlords maximise their returns while staying legally compliant and stress-free.
For Buyers:
Whether you're a first-time buyer or searching for a family home, we’ll guide you through the local market and match you with properties that suit your needs and budget.
For Tenants:
If you're looking for a home in Langney, our friendly team can help you find clean, well-managed properties in the area’s most desirable neighbourhoods.
If you're considering selling, letting, buying or renting in Langney, our expert local team is here to help.
Contact Bates & Co today for advice, valuations or to discuss your property plans.
