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Town Centre market report RG21 7, Basingstoke
The standing RG21 7 (Town Centre) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,500 sales registered with HM Land Registry in RG21 7 (Basingstoke) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in RG21 7 (Basingstoke) came in at £195,000, out of 33 registered, down 22% on five years earlier, and the mean stands at £233,300, and by floor area homes here have averaged about £3,470 per square metre over the last five years. The record behind it is 3,500 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
RG21 7 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 7 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 buyers actually paid in RG21 7
The RG21 7 median stands at £195,000 for 2026, built from 33 registered sales; the mean, the figure usually quoted as the "average house price", is £233,300, a long way above it, which tells you a few very expensive sales are pulling the average up.
RG21 7 prices by floor area
Measured by floor area, the last five years of RG21 7 sales average about £3,470 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, RG21 7 sits 32% below the national market.
RG21 7's median sold price, 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 | £195,000 | £195,000 | 33 |
| 2025 | £200,000 | £204,783 | 71 |
| 2024 | £187,500 | £199,351 | 96 |
| 2023 | £183,000 | £201,072 | 61 |
| 2022 | £200,000 | £234,523 | 93 |
| 2021 | £249,000 | £315,266 | 93 |
| 2020 | £195,000 | £253,017 | 55 |
| 2019 | £190,000 | £249,045 | 266 |
| 2018 | £203,200 | £270,869 | 112 |
| 2017 | £205,000 | £279,599 | 121 |
| 2016 | £200,000 | £279,802 | 148 |
| 2015 | £170,000 | £240,210 | 166 |
| 2014 | £160,000 | £226,988 | 202 |
| 2013 | £150,000 | £215,835 | 86 |
| 2012 | £173,000 | £254,634 | 59 |
| 2011 | £180,000 | £271,731 | 52 |
| 2010 | £175,000 | £274,445 | 103 |
| 2009 | £152,200 | £244,663 | 78 |
| 2008 | £152,000 | £249,160 | 113 |
| 2007 | £183,800 | £311,776 | 94 |
| 2006 | £182,000 | £315,929 | 214 |
| 2005 | £184,500 | £328,336 | 197 |
| 2004 | £190,500 | £345,985 | 289 |
| 2003 | £186,700 | £343,947 | 194 |
| 2002 | £140,000 | £263,409 | 77 |
| 2001 | £118,000 | £226,849 | 59 |
| 2000 | £112,100 | £219,996 | 68 |
| 1999 | £90,000 | £179,365 | 76 |
| 1998 | £79,000 | £159,467 | 60 |
| 1997 | £67,500 | £138,429 | 59 |
| 1996 | £59,200 | £124,850 | 49 |
| 1995 | £54,800 | £119,127 | 56 |
In cash terms the typical RG21 7 home went from £54,800 in 1995 to £195,000 in 2026, roughly 3.6 times the price. Adjusted for inflation it still comes to a real rise of roughly 64%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2004, and today's median remains roughly 44% under it: a 2004 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RG21 7 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 2003 (+33.4% on the year before); the weakest, 2022 (−19.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.5% | −4.8% |
| 5 years (since 2021) | −4.8% | −9.2% |
| 10 years (since 2016) | −0.3% | −3.5% |
| 20 years (since 2006) | +0.3% | −2.4% |
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 7
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 33 sales completed in RG21 7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 149 sales a year before the financial crisis and 71 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.
What kind of market RG21 7 is
This is a thin market: 33 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. Within RG21, this sector trades 32% below the district median: one of its district's cheaper corners.
What homes rent for around RG21 7
RG21 7 falls under Basingstoke and Deane, where the ONS puts the average private rent 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.
Against the £195,000 median purchase price, a rent of £1,317 a month (£15,804 a year) works out at a 8.1% 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.
Asked and answered: RG21 7 (Town Centre)
Are property prices falling in RG21 7 (Town Centre)?
Is RG21 7 (Town Centre) a good place to buy a house?
How much did a house sell for in RG21 7 (Town Centre)?
Where do RG21 7 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 22% over five years in cash but down 38% 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
Turning to what is actually available: 160 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole RG21 district, not just RG21 7: live asking prices are collected per district.
Of everything listed here, 17% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- 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 →
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.
Bedroom by bedroom: RG prices by size
Real sold prices by size across the RG area, straight from the Land Registry record. 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%) | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the RG area is the point: the same five years treated these districts very differently.
Winners and losers across the RG area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in RG21
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RG21, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG21 3 | £341,000 | 46 |
| RG21 4 | £275,000 | 13 |
| RG21 5 | £313,400 | 24 |
| RG21 6 | £249,000 | 14 |
| 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.
Before you sell in RG21 7: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RG21 7, use the average prices map for a rough value: zoom from RG21 7's shading down to the sold homes on your own street. The figures above are every recorded RG21 7 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 RG21 7.
Keep digging
Behind the answers sits the same Land Registry record as this page, with RG21 7 already set as the subject. Free, one click sign in.
See every individual RG21 7 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.