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Headley market report GU35 8, Bordon
The GU35 8 (Headley) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 2,810 completed sales registered with HM Land Registry in GU35 8 (Bordon) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical GU35 8 (Bordon) home changed hands for £452,100 in 2026 (median of 24 registered sales, down 17% on five years earlier), with the mean at £678,400, and by floor area homes here have averaged about £4,850 per square metre over the last five years. Source: 2,810 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
GU35 8 is one sector of GU35 (Bordon): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where GU35 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
GU35 8 sold prices: where the market stands
In the GU35 8 property market, the 2026 median sale price is £452,100, from 24 registered sales; the mean, the "average house price" most sites quote, is £678,400, sitting a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in GU35 8
By floor space, homes in GU35 8 have sold for about £4,850 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, GU35 8 sits 59% above the national market.
A typical GU35 8 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £452,100 | £452,100 | 24 |
| 2025 | £552,500 | £565,712 | 62 |
| 2024 | £529,000 | £562,436 | 66 |
| 2023 | £655,000 | £719,685 | 46 |
| 2022 | £630,000 | £738,747 | 73 |
| 2021 | £545,000 | £690,040 | 123 |
| 2020 | £480,000 | £622,810 | 68 |
| 2019 | £450,000 | £589,842 | 62 |
| 2018 | £524,200 | £698,768 | 64 |
| 2017 | £510,000 | £695,589 | 71 |
| 2016 | £525,000 | £734,480 | 85 |
| 2015 | £440,000 | £621,720 | 95 |
| 2014 | £420,000 | £595,843 | 97 |
| 2013 | £367,500 | £528,796 | 72 |
| 2012 | £380,000 | £559,313 | 72 |
| 2011 | £314,500 | £474,774 | 62 |
| 2010 | £387,000 | £606,916 | 85 |
| 2009 | £320,000 | £514,403 | 82 |
| 2008 | £380,000 | £622,900 | 66 |
| 2007 | £356,500 | £604,723 | 126 |
| 2006 | £339,500 | £589,329 | 148 |
| 2005 | £289,200 | £514,659 | 82 |
| 2004 | £302,100 | £548,673 | 120 |
| 2003 | £292,200 | £538,303 | 95 |
| 2002 | £250,000 | £470,373 | 127 |
| 2001 | £226,000 | £434,473 | 108 |
| 2000 | £177,000 | £347,363 | 109 |
| 1999 | £172,000 | £342,787 | 119 |
| 1998 | £170,500 | £344,166 | 104 |
| 1997 | £126,000 | £258,401 | 114 |
| 1996 | £119,000 | £250,966 | 96 |
| 1995 | £112,500 | £244,558 | 87 |
In cash terms the typical GU35 8 home went from £112,500 in 1995 to £452,100 in 2026, roughly 4 times the price. Adjusted for inflation it still comes to a real rise of roughly 85%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 39% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the GU35 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1998 (+35.3% on the year before); the weakest, 2024 (−19.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −18.2% | −20.1% |
| 5 years (since 2021) | −3.7% | −8.1% |
| 10 years (since 2016) | −1.5% | −4.7% |
| 20 years (since 2006) | +1.4% | −1.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in GU35 8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 24 sales completed in GU35 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 114 sales a year before the financial crisis and 54 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The rental side of GU35 8
The local authority for GU35 8 is East Hampshire, and its ONS average private rent currently stands at £1,260 a month (May 2026 figures). A one-bed averages £899 a month here and a four-or-more-bed £1,976, so size does most of the work in setting the rent.
Average monthly rent by size, East Hampshire
ONS Price Index of Private Rents, May 2026.
Against the £452,100 median purchase price, a rent of £1,260 a month (£15,120 a year) works out at a 3.3% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The shape of the GU35 8 market
Only 24 sales completed here in the last twelve months of data, which makes GU35 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within GU35, this sector trades 28% above the district median: one of the dearer corners of its district.
What people ask about GU35 8 (Headley)
How much did a house sell for in GU35 8 (Headley)?
Are property prices falling in GU35 8 (Headley)?
Is GU35 8 (Headley) a good place to buy a house?
Where do GU35 8 prices go next?
The record answers a different question than "what happens next": the median is down 17% over five years in cash but down 34% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
GU35's current homes for sale
Turning to what is actually available: 210 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole GU35 district, not just GU35 8: live asking prices are collected per district.
24% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every GU35 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in GU
The Land Registry record, split by size: what each kind of home actually sold for across the GU area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £473,000 | £635,000 (+34%) | £910,000 (+43%) | £1,366,000 (+50%) |
| Semi-detached | £340,000 | £415,000 (+22%) | £486,000 (+17%) | £630,000 (+30%) | £885,000 (+40%) |
| Terraced | £315,000 | £368,500 (+17%) | £420,000 (+14%) | £550,000 (+31%) | £810,000 (+47%) |
| Flat | £205,000 | £279,000 (+36%) | £420,000 (+51%) | £590,000 (+40%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the GU area is the point: the same five years treated these districts very differently.
GU area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in GU35
Sector boundaries hide real price steps. The rest of GU35, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| GU35 0 | £323,800 | 72 |
| GU35 9 | £382,500 | 42 |
Zoom out to the full GU35 district report for the type split, monthly volumes and how GU35 compares with its neighbours.
Thinking of selling in GU35 8? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in GU35 8, use the average prices map for a rough value: zoom from GU35 8's shading down to the sold homes on your own street. The figures above are every recorded GU35 8 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim GU35 8.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to GU35 8. Free after a one click sign in.
See every individual GU35 8 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.