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Up to High likelihood
Properties in TN22 4PX sit in the Environment Agency's High flood-likelihood band (worst property). The band is the worst found in the postcode — it describes the land around properties (defence-adjusted, rivers & sea), not any single address, and not today's conditions.
| Likelihood band | Annual chance | Properties | Of which homes |
|---|---|---|---|
| High | greater than 3.3% | 1 | 0 |
| Medium | 1% – 3.3% | 0 | 0 |
| Low | 0.1% – 1% | 1 | 0 |
| Very low | below 0.1% | 0 | 0 |
Over a 25-year mortgage, a property in a high-likelihood area has at least a 57% chance of flooding at least once.
TN22 4PX gets about 866 mm of rain a year on average (wettest month November, 110 mm; driest April, 50 mm). That is 26% drier than the UK as a whole, which averages 1,163 mm a year.
A thirty-year average for the surrounding area, not a measurement at this address and not a flood risk on its own: a dry area floods when a storm sits over it, and a wet one may drain away perfectly well. Source: Met Office HadUK-Grid 1991–2020 (5 km grid), 1.3 km away. Average rainfall: HadUK-Grid v1.3.0, Met Office. Contains public sector information licensed under the Open Government Licence v3.0.
The ground here sits at about 50 m above sea level and falls 54 m across the surrounding 800 m. Surface water reaching this point runs off ground lying to the south-east, 19.4 m higher.
Because properties in the high likelihood band; 176 official warnings since 2006.
The map above shows the real EA rivers & sea likelihood cells around TN22 4PX. The small panels are illustrative previews of the report's per-layer map views — the full report draws each layer for real, plus recorded extents, defences and a building picker on an interactive map.
Warnings cover flood areas, not individual addresses.
2013-14 UK winter floods (2013, 18 warnings nearby) · Dennis (2020, 6 warnings nearby) · Henk (2024, 6 warnings nearby) · Bella (2020, 3 warnings nearby)
| Gauge | River | Distance | Typical high | Highest on record |
|---|---|---|---|---|
| Buxted | River Uck | 2.1 km | 2.21 m | 3.00 m |
| Uckfield Mill upstream | River Uck | 4.1 km | 1.30 m | 1.49 m |
| Goldbridge | River Ouse | 8.4 km | 1.75 m | 2.70 m |
| GOLDBRIDGE GS | — | 8.4 km | — | — |
Live levels, predictions and rain-response behaviour are on each gauge's page and in the property report.
| Overflow | Discharges into | Distance | Spills | Hours |
|---|---|---|---|---|
| Blackboys Wwtw | Tickerage Stream | 1.3 km | 103 (2024) | 867 |
| Britts Farm Buxted Ceo | Trib Of Tickerage Stream | 1.4 km | 0 (2024) | 0 |
| Buxted Wwtw | River Uck | 2.3 km | 97 (2024) | 1,456 |
| Framfield Ceo | Tributary Of Framfield Stream | 2.7 km | 46 (2024) | 257 |
Official annual EDM figures — a water-quality signal for local watercourses, not a property flood-risk factor.
No mapped flood-defence assets within 500 m of the postcode centre. Defences reduce risk, never remove it.
The interactive flood-risk map with a building picker (your exact house, not the postcode), the 2050s climate view, surface-water and planning flood zones at your building, exact recorded-flood distances, year-by-year warning charts, watercourses including culverted streams, an insurance outlook with the Flood Re rules, and a printable document with every dataset receipt — start with the free preview, unlock for £19.
At-risk postcodes near TN22 4PX — all in the TN22 district.
© Environment Agency copyright and/or database right 2025. All rights reserved. Some features of this map are based on digital spatial data from the Centre for Ecology & Hydrology, © NERC (CEH). © Crown Copyright and Database Rights 2025 OS AC0000807064. This product is produced in part from PAF® and Multiple Residence Data, the copyright in which is owned by Royal Mail Group Limited and/or Royal Mail Group plc. All rights reserved. Licence number AC0000807064. Recorded Flood Outlines and warning history © Environment Agency copyright and/or database right 2025. Storm-overflow figures: EA Event Duration Monitoring. Flood defences © Environment Agency (OGL v3). This page summarises public area-level data — it is not a flood-risk survey and not a substitute for the official GOV.UK service. All data sources & licences. More postcodes: the TN22 district.