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South Ham market report RG22 5, Basingstoke
The RG22 5 (South Ham) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,186 registered sales in RG22 5 (Basingstoke) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing 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 typical home in RG22 5 (Basingstoke) sold for £460,000 in 2026, the median of 53 registered sales, up 21% on five years earlier. The mean was £452,100, and by floor area homes here have averaged about £4,100 per square metre over the last five years. The figures cover 5,186 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
RG22 5 is a postcode sector: one group of streets inside RG22 (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 RG22 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.
RG22 5 sold prices: where the market stands
Across 53 registered 2026 sales, the typical (median) RG22 5 home went for £460,000. The mean is £452,100, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in RG22 5
By floor space, homes in RG22 5 have sold for about £4,100 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.
The national median for England and Wales is £285,000, which puts RG22 5 61% above the country at large.
The price of a typical RG22 5 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £460,000 | £460,000 | 53 |
| 2025 | £447,500 | £458,201 | 116 |
| 2024 | £412,500 | £438,572 | 116 |
| 2023 | £426,800 | £468,949 | 124 |
| 2022 | £405,000 | £474,909 | 134 |
| 2021 | £380,000 | £481,129 | 187 |
| 2020 | £372,500 | £483,326 | 145 |
| 2019 | £365,000 | £478,428 | 125 |
| 2018 | £378,500 | £504,548 | 142 |
| 2017 | £370,000 | £504,643 | 139 |
| 2016 | £325,000 | £454,678 | 167 |
| 2015 | £302,000 | £426,726 | 149 |
| 2014 | £280,000 | £397,229 | 158 |
| 2013 | £250,000 | £359,725 | 152 |
| 2012 | £250,000 | £367,969 | 153 |
| 2011 | £242,500 | £366,082 | 121 |
| 2010 | £255,000 | £399,906 | 116 |
| 2009 | £238,500 | £383,391 | 164 |
| 2008 | £233,000 | £381,936 | 182 |
| 2007 | £245,000 | £415,588 | 293 |
| 2006 | £232,000 | £402,722 | 195 |
| 2005 | £220,000 | £391,511 | 150 |
| 2004 | £234,000 | £424,990 | 181 |
| 2003 | £192,000 | £353,711 | 157 |
| 2002 | £197,000 | £370,654 | 228 |
| 2001 | £174,000 | £334,506 | 237 |
| 2000 | £149,000 | £292,413 | 186 |
| 1999 | £127,500 | £254,101 | 251 |
| 1998 | £112,200 | £226,484 | 170 |
| 1997 | £97,000 | £198,927 | 171 |
| 1996 | £84,000 | £177,152 | 178 |
| 1995 | £78,600 | £170,864 | 146 |
In cash terms the typical RG22 5 home went from £78,600 in 1995 to £460,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 169%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2017; the current median sits about 9% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the RG22 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 2004 (+21.9% on the year before); the weakest, 2005 (−6.0%). 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) | +2.8% | +0.4% |
| 5 years (since 2021) | +3.9% | −0.9% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
The turnover behind the prices
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
RG22 5 recorded 53 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 203 sales a year before the financial crisis and 109 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 homes rent for around RG22 5
RG22 5 falls under Basingstoke and Deane, where the ONS puts the average private rent at £1,317 a month (May 2026 figures). The spread runs from £936 a month for a typical one-bed to £2,080 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Basingstoke and Deane
ONS Price Index of Private Rents, May 2026.
Set against the £460,000 median sold price, £1,317 a month is £15,804 a year, a gross yield of 3.4%: 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.
Reading the RG22 5 market
This is a thin market: 53 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. Against the RG22 district median, RG22 5 sits 24% higher, marking it as a dearer pocket of the district.
RG22 5 (South Ham): the questions that come up
Are property prices falling in RG22 5 (South Ham)?
Is RG22 5 (South Ham) a good place to buy a house?
How much did a house sell for in RG22 5 (South Ham)?
Are RG22 5 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 21% over five years in cash but down 4% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
RG22's current homes for sale
This is what you could actually buy today: 104 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole RG22 district, not just RG22 5: live asking prices are collected per district.
22% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Gershwin Court, Basingstoke, Hampshire
- The Limes, Basingstoke, RG22, Basingstoke
- Mendip Close, Buckskin, Basingstoke, RG22, 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 RG22 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.
The price of an extra bedroom in RG
What homes of each size actually sold for across the RG area, 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%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
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 RG22
A few minutes' walk can separate two very different markets. Here are RG22's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG22 4 | £352,000 | 125 |
| RG22 6 | £335,000 | 35 |
Zoom out to the full RG22 district report for the type split, monthly volumes and how RG22 compares with its neighbours.
Selling in RG22 5? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at RG22 5'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim RG22 5.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RG22 5. Free, with a one click sign in.
Two maps carry on from here: every RG22 5 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.