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Madejski Stadium market report RG2, Reading
The RG2 (Madejski Stadium) 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: 20,337 completed sales registered with HM Land Registry in RG2 (Reading) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for RG2 (Reading) is £385,000, from 203 registered sales, up 3% on five years earlier; the mean is £413,000, and by floor area homes here have averaged about £4,630 per square metre over the last five years. Behind the figures sit 20,337 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district RG2 covering Madejski Stadium, Whitley, Shinfield sits in Reading. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where RG2 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 RG2 homes really sell for
The RG2 median stands at £385,000 for 2026, built from 203 registered sales; the mean, the figure usually quoted as the "average house price", is £413,000, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in RG2
Per square metre, RG2 homes have averaged around £4,630 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.
For scale: the England and Wales median is £285,000, so RG2 trades 35% above the country as a whole.
A typical RG2 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 | £385,000 | £385,000 | 203 |
| 2025 | £387,500 | £396,766 | 535 |
| 2024 | £425,000 | £451,862 | 777 |
| 2023 | £422,500 | £464,224 | 679 |
| 2022 | £415,000 | £486,635 | 960 |
| 2021 | £375,000 | £474,798 | 949 |
| 2020 | £370,000 | £480,083 | 656 |
| 2019 | £390,000 | £511,197 | 783 |
| 2018 | £390,000 | £519,877 | 858 |
| 2017 | £340,000 | £463,726 | 816 |
| 2016 | £290,000 | £405,713 | 575 |
| 2015 | £255,000 | £360,315 | 633 |
| 2014 | £231,500 | £328,423 | 598 |
| 2013 | £210,000 | £302,169 | 584 |
| 2012 | £190,000 | £279,656 | 397 |
| 2011 | £182,000 | £274,750 | 455 |
| 2010 | £195,000 | £305,810 | 373 |
| 2009 | £186,000 | £298,997 | 450 |
| 2008 | £204,000 | £334,399 | 555 |
| 2007 | £217,200 | £368,432 | 876 |
| 2006 | £203,100 | £352,556 | 1,031 |
| 2005 | £170,000 | £302,531 | 572 |
| 2004 | £166,200 | £301,852 | 716 |
| 2003 | £164,000 | £302,128 | 770 |
| 2002 | £142,500 | £268,113 | 736 |
| 2001 | £122,000 | £234,539 | 688 |
| 2000 | £108,000 | £211,950 | 567 |
| 1999 | £87,000 | £173,386 | 642 |
| 1998 | £74,200 | £149,778 | 588 |
| 1997 | £65,000 | £133,302 | 494 |
| 1996 | £56,000 | £118,101 | 439 |
| 1995 | £56,000 | £121,735 | 382 |
In cash terms the typical RG2 home went from £56,000 in 1995 to £385,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 216%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 26% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RG2 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 (+24.1% on the year before); the weakest, 2009 (−8.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RG2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.6% | −3.0% |
| 5 years (since 2021) | +0.5% | −4.1% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +3.2% | +0.4% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 35% of the typed total. A detached home currently trades at £600,000 against £261,200 for a flat, 2.3 times the price.
Median by property type, RG2
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £600,000 | 39 | 3,463 |
| Semi-detached | £400,000 | 73 | 7,073 |
| Terraced | £355,000 | 55 | 5,649 |
| Flats | £261,200 | 36 | 4,152 |
How many homes change hands in RG2
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.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 410 RG2 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 631 sales a year recently, against 745 a year before 2008. 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 rental side of RG2
For renting purposes RG2 sits in Reading. The ONS average private rent there is £1,577 a month (May 2026). A one-bed averages £1,118 a month here and a four-or-more-bed £2,362, so size does most of the work in setting the rent.
Average monthly rent by size, Reading
ONS Price Index of Private Rents, May 2026.
£1,577 a month is £18,924 a year, which against the £385,000 median sold price makes a gross yield of 4.9%. 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.
Reading the RG2 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.
Common questions on RG2 (Madejski Stadium)
How much did a house sell for in RG2 (Madejski Stadium)?
Are property prices falling in RG2 (Madejski Stadium)?
Is RG2 (Madejski Stadium) a good place to buy a house?
Will RG2 prices rise from here?
The record answers a different question than "what happens next": the median is up 3% over five years in cash but down 19% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in RG2 right now
Everything above is what homes in RG2 sold for. This is what you could actually buy today: 70 homes currently on the market from 8 agents publishing to HomesIndex, at a typical asking price 12% below the RG2 median sold price.
38% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- 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 →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in RG
Real sold prices by size across the RG area, straight from the Land Registry record. 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%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
RG2 ranks 19 of 30 in the RG area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, RG area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside RG2, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG2 0 | £316,800 | 43 |
| RG2 6 | £516,000 | 8 |
| RG2 7 | £365,000 | 29 |
| RG2 8 | £370,000 | 37 |
| RG2 9 | £428,800 | 86 |
How RG2 compares nearby
Same city, different markets. The neighbouring districts of the RG area, dearest first:
| District | Median | 5-year |
|---|---|---|
| RG9 | £695,000 | -2% |
| RG29 | £617,000 | +23% |
| RG25 | £610,000 | +26% |
| RG10 | £600,000 | +5% |
| RG20 | £542,500 | +6% |
| RG8 | £500,000 | -13% |
| RG4 | £487,500 | +4% |
| RG7 | £465,500 | +1% |
| RG42 | £465,000 | +3% |
| RG45 | £460,000 | -8% |
| RG40 | £455,000 | +1% |
| RG5 | £445,000 | +7% |
| RG27 | £445,000 | -1% |
| RG6 | £442,500 | +5% |
| RG41 | £442,500 | -5% |
| RG28 | £435,000 | +16% |
| RG31 | £403,300 | +12% |
| RG26 | £390,000 | +11% |
| RG23 | £387,500 | +3% |
| RG2 (this report) | £385,000 | +3% |
| RG18 | £380,000 | +0% |
| RG17 | £375,000 | -3% |
| RG12 | £370,000 | +14% |
| RG22 | £370,000 | +19% |
Before you sell in RG2: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at RG2'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: the featured spot on this report is free for founding agents, one per district. Claim RG2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to RG2. Free after a one click sign in.
The live map plots every individual RG2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.