Propoerty prices rose by up to 21 per cent in some parts of Sussex in 2003 - but Brighton and Hove was left standing.

The biggest increase was in Haywards Heath, where the cost of an average family home shot up almost £50,000 from £226,142 to £274,623.

Pulborough became the most expensive place to live as prices rose by an average of 11 per cent to £294,534.

But in Brighton, which experienced some of the biggest increases of the Nineties, there was a modest nine per cent increase from £182,657 to £198,520.

And neighbouring Hove saw the lowest rise in the county, up just four per cent from £190,493 to £198, 832.

The figures suggest surrounding towns are finally catching up while the market in booming Brighton cools.

In Eastbourne there was a 20 per cent rise from £140,516 to £168,708, Bexhill's average homes were up 18 per cent and Burgess Hill experienced a 17 per cent increase from £177,206 to £207,464.

In Littlehampton the average house price topped £200,000 for the first time with a 16 per cent rise.

Its neighbour Bognor was another boom town with prices going up by 15 per cent from £149,908 to £172,721.

In Worthing prices rose by the same percentage, from £157,497 to £181,201.

Crawley and Lancing each witnessed a 14 per cent rise with average prices rising to £189,013 and £159,835, according to the end-of-year figures released by Halifax Estate Agents.

St Leonards remains the cheapest town in the county, despite a 12 per cent rise to £135,791.

In neighbouring Hastings, which has seen huge leaps in previous years, there was only a five per cent rise from £134,847 to £141,409.

East Grinstead saw a nine per cent rise to £219,491, while in Uckfield, prices rose to £221,484 after a seven per cent rise.

In Seaford, there was a six per cent rise to £182, 640.

Experts predict the Sussex property market will remain buoyant in 2004 with steady increases of at least eight per cent, despite threats of interest rate rises in coming months.

Henley-on-Thames is the most expensive town to buy a property in Britain where the average price has risen to £411,974.

Phil Graves of Graves Jenkins, estate agents, which has offices in Brighton and Crawley, said: "I'm not surprised Pulborough is the most expensive town to live in Sussex. It's surrounded by lovely countryside and there has been some very high quality development.

"The Sussex property market is strong and currently at a fairly sensible level. It will not crash and an eight per cent rise could be a little pessimistic.

"I could see it rising by anything between 12 and 15 per cent in 2004."