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Easthampstead market report RG12 8, Bracknell
The standing RG12 8 (Easthampstead) property market report, rebuilt from the full public record every month. The raw material for this page is 6,722 HM Land Registry entries for RG12 8 (Bracknell), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for RG12 8 (Bracknell) is £383,800, from 60 registered sales, up 2% on five years earlier; the mean is £414,100, and by floor area homes here have averaged about £4,270 per square metre over the last five years. Behind the figures sit 6,722 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RG12 8 is one sector of RG12 (Bracknell): 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 RG12 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.
What RG12 8 homes really sell for
The 2026 median for RG12 8 is £383,800, taken from 60 registered sales. The mean, which is what most sites call the "average house price", is £414,100, modestly above it, the usual shape of a market with an expensive tail.
RG12 8 prices by floor area
Per square metre, RG12 8 homes have averaged around £4,270 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving RG12 8 35% above the national figure.
RG12 8's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £383,800 | £383,800 | 60 |
| 2025 | £375,000 | £383,967 | 161 |
| 2024 | £400,000 | £425,282 | 176 |
| 2023 | £360,000 | £395,552 | 156 |
| 2022 | £367,500 | £430,936 | 186 |
| 2021 | £375,000 | £474,798 | 257 |
| 2020 | £282,500 | £366,550 | 222 |
| 2019 | £327,000 | £428,619 | 249 |
| 2018 | £338,000 | £450,560 | 183 |
| 2017 | £320,000 | £436,448 | 200 |
| 2016 | £317,500 | £444,186 | 201 |
| 2015 | £298,500 | £421,781 | 318 |
| 2014 | £292,000 | £414,253 | 301 |
| 2013 | £270,000 | £388,503 | 302 |
| 2012 | £250,000 | £367,969 | 324 |
| 2011 | £250,000 | £377,404 | 231 |
| 2010 | £270,000 | £423,430 | 240 |
| 2009 | £245,000 | £393,840 | 247 |
| 2008 | £240,000 | £393,411 | 209 |
| 2007 | £200,000 | £339,256 | 286 |
| 2006 | £169,000 | £293,362 | 231 |
| 2005 | £158,500 | £282,066 | 152 |
| 2004 | £150,000 | £272,429 | 210 |
| 2003 | £145,000 | £267,125 | 187 |
| 2002 | £133,500 | £251,179 | 255 |
| 2001 | £111,000 | £213,392 | 207 |
| 2000 | £99,000 | £194,288 | 160 |
| 1999 | £83,000 | £165,415 | 231 |
| 1998 | £77,000 | £155,430 | 109 |
| 1997 | £68,700 | £140,890 | 184 |
| 1996 | £62,000 | £130,755 | 148 |
| 1995 | £59,800 | £129,996 | 139 |
In cash terms the typical RG12 8 home went from £59,800 in 1995 to £383,800 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 195%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 19% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RG12 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 2021 (+32.7% on the year before); the weakest, 2020 (−13.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RG12 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.3% | 0.0% |
| 5 years (since 2021) | +0.5% | −4.2% |
| 10 years (since 2016) | +1.9% | −1.5% |
| 20 years (since 2006) | +4.2% | +1.4% |
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.
The turnover behind the prices
Sales per year, counted
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, 60 sales completed in RG12 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 211 sales a year before the financial crisis and 148 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The shape of the RG12 8 market
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Rents around RG12 8
For renting purposes RG12 8 sits in Bracknell Forest. The ONS average private rent there is £1,490 a month (May 2026). Size sets most of the rent: one-beds average £1,087 a month here against £2,421 for four or more bedrooms.
Average monthly rent by size, Bracknell Forest
ONS Price Index of Private Rents, May 2026.
£1,490 a month is £17,880 a year, which against the £383,800 median sold price makes a gross yield of 4.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on RG12 8 (Easthampstead)
Are property prices falling in RG12 8 (Easthampstead)?
Is RG12 8 (Easthampstead) a good place to buy a house?
How much did a house sell for in RG12 8 (Easthampstead)?
What happens to RG12 8 prices now?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 19% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
RG12's current homes for sale
The live side of the market holds 72 homes at the moment, listed by 10 agents publishing to HomesIndex.
These cover the whole RG12 district, not just RG12 8: live asking prices are collected per district.
32% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every RG12 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in RG: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the RG area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £444,995 | £595,000 (+34%) | £830,000 (+39%) | £1,200,000 (+45%) |
| Semi-detached | £310,000 | £385,000 (+24%) | £455,500 (+18%) | £579,500 (+27%) | £784,000 (+35%) |
| Terraced | £295,000 | £340,000 (+15%) | £375,000 (+10%) | £485,000 (+29%) | £650,000 (+34%) |
| Flat | £200,000 | £270,000 (+35%) | £409,950 (+52%) | £638,750 (+56%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the RG area is the point: the same five years treated these districts very differently.
Five-year change in the median, RG area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in RG12
A few minutes' walk can separate two very different markets. Here are RG12's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG12 0 | £360,500 | 42 |
| RG12 1 | £182,500 | 6 |
| RG12 2 | £365,000 | 33 |
| RG12 7 | £375,000 | 101 |
| RG12 9 | £370,000 | 46 |
Zoom out to the full RG12 district report for the type split, monthly volumes and how RG12 compares with its neighbours.
Selling a home in RG12 8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RG12 8, open the average prices map and zoom from the RG12 8 shading down to the sold homes on your own street. Every recorded RG12 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RG12 8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to RG12 8. Free after a one click sign in.
Two maps carry on from here: every RG12 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.