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Madejski Stadium market report RG2 8, Reading
The RG2 8 (Madejski Stadium) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,504 sales recorded by HM Land Registry in RG2 8 (Reading) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in RG2 8 (Reading) came in at £370,000, out of 37 registered, up 18% on five years earlier, and the mean stands at £385,900, and by floor area homes here have averaged about £4,210 per square metre over the last five years. The record behind it is 4,504 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
RG2 8 is a postcode sector: one group of streets inside RG2 (Reading). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where RG2 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.
The going rate for a home in RG2 8
The RG2 8 median stands at £370,000 for 2026, built from 37 registered sales; the mean, the figure usually quoted as the "average house price", is £385,900, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in RG2 8
Per square metre, RG2 8 homes have averaged around £4,210 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.
The national median for England and Wales is £285,000, which puts RG2 8 30% above the country at large.
A typical RG2 8 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £370,000 | £370,000 | 37 |
| 2025 | £360,000 | £368,609 | 92 |
| 2024 | £370,000 | £393,386 | 106 |
| 2023 | £350,500 | £385,114 | 84 |
| 2022 | £360,000 | £422,141 | 105 |
| 2021 | £314,000 | £397,565 | 163 |
| 2020 | £295,500 | £383,417 | 94 |
| 2019 | £280,000 | £367,013 | 116 |
| 2018 | £298,000 | £397,240 | 89 |
| 2017 | £293,000 | £399,623 | 103 |
| 2016 | £285,000 | £398,718 | 134 |
| 2015 | £255,000 | £360,315 | 141 |
| 2014 | £225,000 | £319,202 | 135 |
| 2013 | £188,000 | £270,513 | 122 |
| 2012 | £170,000 | £250,219 | 79 |
| 2011 | £173,200 | £261,465 | 100 |
| 2010 | £180,000 | £282,286 | 93 |
| 2009 | £168,800 | £271,347 | 112 |
| 2008 | £185,500 | £304,074 | 108 |
| 2007 | £194,000 | £329,078 | 183 |
| 2006 | £167,000 | £289,891 | 209 |
| 2005 | £157,000 | £279,397 | 186 |
| 2004 | £155,000 | £281,510 | 209 |
| 2003 | £141,000 | £259,756 | 235 |
| 2002 | £130,000 | £244,594 | 234 |
| 2001 | £110,000 | £211,469 | 191 |
| 2000 | £99,500 | £195,269 | 165 |
| 1999 | £82,500 | £164,418 | 199 |
| 1998 | £72,000 | £145,337 | 196 |
| 1997 | £60,000 | £123,048 | 182 |
| 1996 | £54,000 | £113,884 | 150 |
| 1995 | £56,000 | £121,735 | 152 |
In cash terms the typical RG2 8 home went from £56,000 in 1995 to £370,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 204%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 12% 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 RG2 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 2000 (+20.6% on the year before); the weakest, 2009 (−9.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.8% | +0.4% |
| 5 years (since 2021) | +3.3% | −1.4% |
| 10 years (since 2016) | +2.6% | −0.7% |
| 20 years (since 2006) | +4.1% | +1.2% |
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.
Transaction volumes
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 37 RG2 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 202 sales a year before the financial crisis and 85 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The shape of the RG2 8 market
This is a thin market: 37 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
What tenants pay around RG2 8
For renting purposes RG2 8 sits in Reading. The ONS average private rent there is £1,577 a month (May 2026). The spread runs from £1,118 a month for a typical one-bed to £2,362 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Reading
ONS Price Index of Private Rents, May 2026.
Against the £370,000 median purchase price, a rent of £1,577 a month (£18,924 a year) works out at a 5.1% 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.
RG2 8 (Madejski Stadium): the questions that come up
How much did a house sell for in RG2 8 (Madejski Stadium)?
Are property prices falling in RG2 8 (Madejski Stadium)?
Is RG2 8 (Madejski Stadium) a good place to buy a house?
Will RG2 8 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 18% over five years in cash but down 7% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in RG2 right now
The live side of the market holds 70 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole RG2 district, not just RG2 8: live asking prices are collected per district.
38% 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.
- Cintra Close, Reading, RG2, Reading
- Milward Court, Warwick Road, Reading, Berkshire
- Whitley Wood Road, Reading, Reading
"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 RG2 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.
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. 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 | — | £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%) | — |
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 RG area is the point: the same five years treated these districts very differently.
RG area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in RG2
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RG2, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG2 0 | £316,800 | 43 |
| RG2 6 | £516,000 | 8 |
| RG2 7 | £365,000 | 29 |
| RG2 9 | £428,800 | 86 |
Zoom out to the full RG2 district report for the type split, monthly volumes and how RG2 compares with its neighbours.
Selling a home in RG2 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at RG2 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working RG2 8: the featured spot on this report is free for founding agents, one per district. Claim RG2 8.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RG2 8. Free, with a one click sign in.
See every individual RG2 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.