Local market reports › RG area › RG21 › RG21 8
Town Centre market report RG21 8, Basingstoke
The RG21 8 (Town Centre) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 2,486 HM Land Registry entries for RG21 8 (Basingstoke), 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 RG21 8 (Basingstoke) is £295,500, from 14 registered sales, up 4% on five years earlier; the mean is £332,300, and by floor area homes here have averaged about £3,910 per square metre over the last five years. Behind the figures sit 2,486 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RG21 8 is a postcode sector: one group of streets inside RG21 (Basingstoke). 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 RG21 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 RG21 8 homes really sell for
The 2026 median for RG21 8 is £295,500, taken from 14 registered sales. The mean, which is what most sites call the "average house price", is £332,300, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in RG21 8
Averaged across five years of sales, floor space in RG21 8 costs about £3,910 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving RG21 8 4% above the national figure.
RG21 8's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £295,500 | £295,500 | 14 |
| 2025 | £320,000 | £327,652 | 66 |
| 2024 | £300,100 | £319,068 | 48 |
| 2023 | £270,000 | £296,664 | 46 |
| 2022 | £300,000 | £351,784 | 61 |
| 2021 | £285,000 | £360,847 | 78 |
| 2020 | £250,000 | £324,380 | 44 |
| 2019 | £260,000 | £340,798 | 53 |
| 2018 | £270,000 | £359,915 | 59 |
| 2017 | £267,500 | £364,843 | 70 |
| 2016 | £250,000 | £349,752 | 70 |
| 2015 | £195,000 | £275,535 | 81 |
| 2014 | £207,500 | £294,375 | 73 |
| 2013 | £185,500 | £266,916 | 54 |
| 2012 | £190,000 | £279,656 | 44 |
| 2011 | £163,000 | £246,067 | 53 |
| 2010 | £170,000 | £266,604 | 55 |
| 2009 | £172,000 | £276,491 | 53 |
| 2008 | £170,500 | £279,485 | 62 |
| 2007 | £182,500 | £309,571 | 118 |
| 2006 | £162,000 | £281,211 | 128 |
| 2005 | £155,500 | £276,727 | 86 |
| 2004 | £154,000 | £279,694 | 107 |
| 2003 | £139,000 | £256,072 | 108 |
| 2002 | £123,000 | £231,423 | 105 |
| 2001 | £99,800 | £191,860 | 116 |
| 2000 | £95,000 | £186,438 | 111 |
| 1999 | £76,800 | £153,058 | 120 |
| 1998 | £69,000 | £139,281 | 107 |
| 1997 | £59,700 | £122,433 | 110 |
| 1996 | £52,500 | £110,720 | 98 |
| 1995 | £53,200 | £115,649 | 88 |
In cash terms the typical RG21 8 home went from £53,200 in 1995 to £295,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 156%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2017. 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 RG21 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 2016 (+28.2% on the year before); the weakest, 2023 (−10.0%). 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) | −7.7% | −9.8% |
| 5 years (since 2021) | +0.7% | −3.9% |
| 10 years (since 2016) | +1.7% | −1.7% |
| 20 years (since 2006) | +3.1% | +0.2% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
How many homes change hands
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.
RG21 8 recorded 14 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 110 sales a year before the financial crisis and 47 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 RG21 8 market
Only 14 sales completed here in the last twelve months of data, which makes RG21 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
What tenants pay around RG21 8
For renting purposes RG21 8 sits in Basingstoke and Deane. The ONS average private rent there is £1,317 a month (May 2026). Size sets most of the rent: one-beds average £936 a month here against £2,080 for four or more bedrooms.
Average monthly rent by size, Basingstoke and Deane
ONS Price Index of Private Rents, May 2026.
Set against the £295,500 median sold price, £1,317 a month is £15,804 a year, a gross yield of 5.3%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Asked and answered: RG21 8 (Town Centre)
Is RG21 8 (Town Centre) a good place to buy a house?
How much did a house sell for in RG21 8 (Town Centre)?
Are property prices falling in RG21 8 (Town Centre)?
What happens to RG21 8 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 4% over five years in cash but down 18% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in RG21 now
This is what you could actually buy today: 160 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole RG21 district, not just RG21 8: live asking prices are collected per district.
17% 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.
- Hillstead Court, Basingstoke, Hampshire
- Worting Road, Basingstoke, RG21, Basingstoke
- Poynings Crescent, Basingstoke, RG21, Basingstoke
"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 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.
Bedroom by bedroom: RG prices by size
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%) | — |
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.
Winners and losers across the RG area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in RG21
A few minutes' walk can separate two very different markets. Here are RG21's other sectors, each with 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 7 | £195,000 | 33 |
Zoom out to the full RG21 district report for the type split, monthly volumes and how RG21 compares with its neighbours.
Thinking of selling in RG21 8? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at RG21 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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RG21 8.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RG21 8. Free, with a one click sign in.
See every individual RG21 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.
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.