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Town Centre market report RG21 5, Basingstoke
The standing RG21 5 (Town Centre) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,042 completed sales registered with HM Land Registry in RG21 5 (Basingstoke) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in RG21 5 (Basingstoke) sold for £313,400 in 2026, the median of 24 registered sales, up 12% on five years earlier. The mean was £308,600, and by floor area homes here have averaged about £3,600 per square metre over the last five years. The figures cover 3,042 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
RG21 5 is one sector of RG21 (Basingstoke): 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 RG21 5 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 RG21 5
In the RG21 5 property market, the 2026 median sale price is £313,400, from 24 registered sales; the mean, the "average house price" most sites quote, is £308,600, sitting practically level with it: prices here bunch tightly around the middle.
What a square metre costs in RG21 5
By floor space, homes in RG21 5 have sold for about £3,600 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.
For scale: the England and Wales median is £285,000, so RG21 5 trades 10% above the country as a whole.
A typical RG21 5 home, priced year by year (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 | £313,400 | £313,400 | 24 |
| 2025 | £310,000 | £317,413 | 78 |
| 2024 | £294,000 | £312,582 | 58 |
| 2023 | £300,000 | £329,627 | 74 |
| 2022 | £285,000 | £334,195 | 70 |
| 2021 | £280,000 | £354,516 | 75 |
| 2020 | £270,000 | £350,331 | 51 |
| 2019 | £261,200 | £342,371 | 80 |
| 2018 | £267,000 | £355,916 | 83 |
| 2017 | £277,500 | £378,482 | 80 |
| 2016 | £235,000 | £328,767 | 78 |
| 2015 | £225,000 | £317,925 | 97 |
| 2014 | £190,000 | £269,548 | 103 |
| 2013 | £185,000 | £266,197 | 96 |
| 2012 | £172,000 | £253,163 | 81 |
| 2011 | £171,000 | £258,144 | 72 |
| 2010 | £170,000 | £266,604 | 61 |
| 2009 | £162,000 | £260,416 | 60 |
| 2008 | £172,500 | £282,764 | 83 |
| 2007 | £175,000 | £296,849 | 154 |
| 2006 | £158,500 | £275,136 | 154 |
| 2005 | £148,000 | £263,380 | 117 |
| 2004 | £155,000 | £281,510 | 136 |
| 2003 | £134,500 | £247,782 | 126 |
| 2002 | £119,000 | £223,897 | 163 |
| 2001 | £96,800 | £186,093 | 134 |
| 2000 | £85,500 | £167,794 | 120 |
| 1999 | £74,200 | £147,877 | 134 |
| 1998 | £73,000 | £147,356 | 117 |
| 1997 | £60,000 | £123,048 | 115 |
| 1996 | £51,000 | £107,557 | 73 |
| 1995 | £60,000 | £130,431 | 95 |
In cash terms the typical RG21 5 home went from £60,000 in 1995 to £313,400 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 140%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RG21 5 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 2002 (+22.9% on the year before); the weakest, 1996 (−15.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RG21 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.1% | −1.3% |
| 5 years (since 2021) | +2.3% | −2.4% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +3.5% | +0.7% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in RG21 5
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 RG21 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 138 sales a year before the financial crisis and 61 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.
What kind of market RG21 5 is
Only 24 sales completed here in the last twelve months of data, which makes RG21 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the RG21 district median, RG21 5 sits 9% higher, marking it as a dearer pocket of the district.
The rental side of RG21 5
The local authority for RG21 5 is Basingstoke and Deane, and its ONS average private rent currently stands at £1,317 a month (May 2026 figures). A one-bed averages £936 a month here and a four-or-more-bed £2,080, so size does most of the work in setting the rent.
Average monthly rent by size, Basingstoke and Deane
ONS Price Index of Private Rents, May 2026.
£1,317 a month is £15,804 a year, which against the £313,400 median sold price makes a gross yield of 5.0%. 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.
Asked and answered: RG21 5 (Town Centre)
How much did a house sell for in RG21 5 (Town Centre)?
Are property prices falling in RG21 5 (Town Centre)?
Is RG21 5 (Town Centre) a good place to buy a house?
Are RG21 5 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 12% over five years in cash but down 12% 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.
On the market in RG21 today
The live side of the market holds 160 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole RG21 district, not just RG21 5: live asking prices are collected per district.
17% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Hillstead Court, Basingstoke, Hampshire
- Worting Road, Basingstoke, RG21, Basingstoke
- Poynings Crescent, Basingstoke, RG21, Basingstoke
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every RG21 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 RG
Real sold prices by size across the RG area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in RG21
Sector boundaries hide real price steps. The rest of RG21, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG21 3 | £341,000 | 46 |
| RG21 4 | £275,000 | 13 |
| RG21 6 | £249,000 | 14 |
| RG21 7 | £195,000 | 33 |
| RG21 8 | £295,500 | 14 |
Zoom out to the full RG21 district report for the type split, monthly volumes and how RG21 compares with its neighbours.
Selling in RG21 5? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RG21 5, use the average prices map for a rough value: zoom from RG21 5's shading down to the sold homes on your own street. The figures above are every recorded RG21 5 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RG21 5.
Keep digging
Behind the answers sits the same Land Registry record as this page, with RG21 5 already set as the subject. Free, one click sign in.
The live map plots every individual RG21 5 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.