About Blackboys

Blackboys is a small village located in East Sussex, within the TN22 postcode area of England. It lies in the Weald, a region known for its rolling hills and rural character. The village is situated near the border with Kent and is close to the town of Tunbridge Wells. Blackboys has a long history, with records indicating its existence in the Domesday Book of 1086. The local landscape features a mix of farmland and woodland, contributing to its quiet, countryside atmosphere. The village is served by a small number of local amenities, including a pub and a village hall, which are central to community life. Its position along the A22 road provides access to nearby towns and cities, while still maintaining a peaceful rural setting.

School Ratings in Blackboys

There are 25 schools in and around Blackboys. Uckfield College is rated Outstanding by Ofsted. A further 10 schools hold a Good rating.

House Prices in Blackboys

The average property price is £509K, with detached homes making up the majority of the housing stock at around £685K.

Deprivation and Employment in Blackboys

According to the 2025 Index of Multiple Deprivation, Blackboys ranks among the least deprived areas in England. Employment levels are strong, with low rates of working-age exclusion from the labour market. Household incomes are generally above the national average.

Broadband and Mobile Internet in Blackboys

Broadband speeds in Blackboys are generally strong, with superfast and ultrafast options widely available. Mobile coverage across 4G and 5G networks is reliable throughout most of the area. For the latest speed predictions, visit Ofcom's broadband checker.

Property Prices 4,289 sales

Average Price £509K
£1K — £10.25M
Detached £685K 1,671
Semi £393K 1,044
Terraced £321K 826
Flat £211K 448

Schools & Education 12 nearby View all schools

19 Primary
2 Secondary
4 Other
Blackboys Church of England Primary School Primary Good 0.2 miles Framfield Church of England Primary School Primary 1.7 miles Annan School Good 2 miles St Mark's Church of England Primary School Primary 2.3 miles East Hoathly CofE Primary School Primary Good 2.8 miles Harlands Community Primary & Nursery School Primary Good 2.9 miles Manor Primary School Primary Good 2.9 miles Buxted CofE Primary School Primary Good 3 miles Uckfield College Secondary Outstanding 3.1 miles Cross-in-Hand Church of England Primary School Primary Good 3.2 miles St Philip's Catholic Primary School Primary 3.2 miles Uckfield Children's Centre 3.3 miles

Deprivation and Employment in Blackboys IMD 2025

Blackboys is one of the least deprived areas in England according to the 2025 Index of Multiple Deprivation. Employment opportunities are widely accessible and household incomes tend to sit comfortably above the national average. The area benefits from strong local services and a settled, established community.

Overall Deprivation
8/10
Income
8/10
Employment
8/10
Education
7/10
Health
9/10
Housing
4/10
Living Environment
6/10
6,464 Children (0-15) 17%
22,405 Working Age 58%
12,948 Older (60+) 33%
Average Child Poverty (IDACI) 20.8% of children in income-deprived families
Above Average Older Person Poverty (IDAOPI) 7.5% of over-60s in income-deprived households
Data from English Indices of Deprivation 2025 · Contains public sector information licensed under the Open Government Licence v3.0

Nearest Train Stations 6 stations

Buxted Train Station 2.4 miles
Uckfield Train Station 3.2 miles
Crowborough Train Station 5.6 miles
Berwick (Sussex) Train Station 8.4 miles
Glynde Train Station 8.5 miles
Eridge Train Station 8.8 miles

Location

Nearby Towns & Villages 12 found

Pounsley 0.6 miles Waldron Down 0.9 miles Hawkhurst Common 1.2 miles Waldron 1.4 miles Eason's Green 1.4 miles Foxhunt Green 1.8 miles Etchingwood 1.8 miles Framfield 1.9 miles Roser's Cross 1.9 miles Davis's Town 1.9 miles Cross in Hand 2 miles Beacon Down 2 miles

Local Government

District Wealden
County East Sussex
Ward Uckfield New Town
Constituency Wealden
Parish Uckfield
Region South East

Streets in TN22 30 shown View all streets

Albert Road 1 Alexandra Road 4 Anvil Close 1 Arun Path 1 Ashdown Chase 1 Ashdown View 1 Ashengate Way 1 Aucklandii Walk 1 B2026 1 Back Lane 3 Baker Court 1 Baker Street 2 Barkham Lane 1 Barn Lane 1 Barnett Way 1 Batchelor Way 2 Batts Bridge Road 5 Baxendale Way 2 Beaconsfield Road 1 Beckets Way 4 Bedford Court 1 Bedford Place 1 Beeches Close 1 Beeches Farm Road 1 Beechy Road 1 Belfry Orchard 1 Bell Farm Lane 2 Bell Farm Road 2 Bell Lane 5 Bell Walk 2

Postcodes in TN22 50 shown View all postcodes

TN22 1AA TN22 1AB TN22 1AE TN22 1AF TN22 1AG TN22 1AJ TN22 1AL TN22 1AN TN22 1AP TN22 1AR TN22 1AS TN22 1AT TN22 1AU TN22 1AX TN22 1AY TN22 1AZ TN22 1BA TN22 1BB TN22 1BF TN22 1BH TN22 1BJ TN22 1BL TN22 1BN TN22 1BP TN22 1BS TN22 1BT TN22 1BU TN22 1BW TN22 1BX TN22 1BY TN22 1BZ TN22 1DA TN22 1DB TN22 1DD TN22 1DE TN22 1DF TN22 1DG TN22 1DH TN22 1DJ TN22 1DL TN22 1DN TN22 1DP TN22 1DQ TN22 1DR TN22 1DS TN22 1DT TN22 1DU TN22 1DW TN22 1DX TN22 1DY