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Town Centre market report RG21, Basingstoke
The RG21 (Town Centre) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 16,349 sales recorded by HM Land Registry in RG21 (Basingstoke) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical RG21 (Basingstoke) home changed hands for £287,200 in 2026 (median of 144 registered sales, up 6% on five years earlier), with the mean at £304,100, and by floor area homes here have averaged about £3,710 per square metre over the last five years. Source: 16,349 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
RG21 is the postcode district covering Town Centre, Eastrop, Black Dam in Basingstoke. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where RG21 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
144 sales were registered in RG21 in 2026, and the middle one of them, the median, went for £287,200. The mean works out at £304,100, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in RG21
The last five years of sales put RG21 at roughly £3,710 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
The national median for England and Wales is £285,000, which puts RG21 1% above the country at large.
The price of a typical RG21 home, 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 | £287,200 | £287,200 | 144 |
| 2025 | £298,800 | £305,945 | 424 |
| 2024 | £292,000 | £310,456 | 411 |
| 2023 | £280,000 | £307,652 | 385 |
| 2022 | £282,000 | £330,677 | 440 |
| 2021 | £270,000 | £341,855 | 523 |
| 2020 | £266,000 | £345,140 | 383 |
| 2019 | £230,000 | £301,475 | 673 |
| 2018 | £270,000 | £359,915 | 503 |
| 2017 | £250,000 | £340,975 | 513 |
| 2016 | £225,000 | £314,777 | 503 |
| 2015 | £202,800 | £286,556 | 528 |
| 2014 | £186,500 | £264,583 | 595 |
| 2013 | £184,000 | £264,758 | 435 |
| 2012 | £180,000 | £264,938 | 349 |
| 2011 | £166,000 | £250,596 | 367 |
| 2010 | £170,000 | £266,604 | 485 |
| 2009 | £160,000 | £257,201 | 393 |
| 2008 | £172,200 | £282,272 | 402 |
| 2007 | £180,000 | £305,330 | 606 |
| 2006 | £170,000 | £295,098 | 768 |
| 2005 | £165,000 | £293,634 | 619 |
| 2004 | £176,200 | £320,014 | 796 |
| 2003 | £157,200 | £289,601 | 691 |
| 2002 | £125,000 | £235,186 | 620 |
| 2001 | £105,000 | £201,857 | 577 |
| 2000 | £96,000 | £188,400 | 596 |
| 1999 | £80,000 | £159,436 | 654 |
| 1998 | £72,000 | £145,337 | 523 |
| 1997 | £65,200 | £133,712 | 606 |
| 1996 | £57,000 | £120,210 | 445 |
| 1995 | £55,000 | £119,562 | 392 |
In cash terms the typical RG21 home went from £55,000 in 1995 to £287,200 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 140%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 20% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the RG21 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 (+25.8% on the year before); the weakest, 2019 (−14.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 37% of the typed total. A detached home currently trades at £643,800 against £190,000 for a flat, 3.4 times the price.
Median by property type, RG21
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 | £643,800 | 6 | 1,298 |
| Semi-detached | £400,000 | 33 | 3,206 |
| Terraced | £307,500 | 52 | 5,830 |
| Flats | £190,000 | 53 | 6,015 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.9% | −6.1% |
| 5 years (since 2021) | +1.2% | −3.4% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.7% | −0.1% |
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
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
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
RG21 recorded 309 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 659 sales a year before the financial crisis and 361 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The shape of the RG21 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. Among the 30 measurable districts of its area, RG21 ranks 29 by median price: towards the affordable end.
Rents around RG21
For renting purposes RG21 sits in Basingstoke and Deane. The ONS average private rent there is £1,317 a month (May 2026). 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.
Set against the £287,200 median sold price, £1,317 a month is £15,804 a year, a gross yield of 5.5%: 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.
RG21 (Town Centre): the questions that come up
Is RG21 (Town Centre) a good place to buy a house?
How much did a house sell for in RG21 (Town Centre)?
Are property prices falling in RG21 (Town Centre)?
What happens to RG21 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 6% over five years in cash but down 16% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in RG21 today
Everything above is what homes in RG21 sold for. The live side of the market holds 160 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 15% below the RG21 median sold price.
17% of current listings sit under the prices comparable homes actually fetched. 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 →
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.
What another bedroom costs in RG
What homes of each size actually sold for across the RG area, 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%) | — |
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
RG21 ranks 13 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside RG21, 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 |
|---|---|---|
| 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 |
| RG21 8 | £295,500 | 14 |
How RG21 compares nearby
Same city, different markets. The dearest districts of the RG area, and RG21 itself, which ranks 29 of 30 by median price:
| 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 | £385,000 | +3% |
| RG18 | £380,000 | +0% |
| RG17 | £375,000 | -3% |
| RG12 | £370,000 | +14% |
| RG21 (this report) | £287,200 | +6% |
Before you sell in RG21: 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 RG21'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.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to RG21. Free after a one click sign in.
Two maps carry on from here: every RG21 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.