Local market reports › RG area › RG22
South Ham market report RG22, Basingstoke
The RG22 (South Ham) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 23,919 HM Land Registry entries for RG22 (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.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical RG22 (Basingstoke) home changed hands for £370,000 in 2026 (median of 213 registered sales, up 19% on five years earlier), with the mean at £383,900, and by floor area homes here have averaged about £4,140 per square metre over the last five years. Source: 23,919 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district RG22 covering South Ham, Brighton Hill, Kempshott sits in Basingstoke. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where RG22 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 RG22
Across 213 registered 2026 sales, the typical (median) RG22 home went for £370,000. The mean is £383,900, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in RG22
Measured by floor area, the last five years of RG22 sales average about £4,140 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.
Against a national (England and Wales) median of £285,000, RG22 runs 30% above it.
The price of a typical RG22 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 | £370,000 | £370,000 | 213 |
| 2025 | £350,200 | £358,574 | 541 |
| 2024 | £340,000 | £361,490 | 488 |
| 2023 | £350,000 | £384,565 | 459 |
| 2022 | £325,000 | £381,100 | 569 |
| 2021 | £310,000 | £392,500 | 711 |
| 2020 | £300,000 | £389,256 | 508 |
| 2019 | £275,000 | £360,459 | 525 |
| 2018 | £289,000 | £385,242 | 577 |
| 2017 | £295,000 | £402,350 | 577 |
| 2016 | £265,000 | £370,738 | 687 |
| 2015 | £235,000 | £332,055 | 716 |
| 2014 | £225,000 | £319,202 | 769 |
| 2013 | £202,800 | £291,809 | 654 |
| 2012 | £200,000 | £294,375 | 523 |
| 2011 | £185,000 | £279,279 | 502 |
| 2010 | £203,000 | £318,356 | 476 |
| 2009 | £182,000 | £292,567 | 575 |
| 2008 | £199,500 | £327,023 | 542 |
| 2007 | £200,000 | £339,256 | 1,057 |
| 2006 | £179,700 | £311,936 | 1,020 |
| 2005 | £179,000 | £318,548 | 921 |
| 2004 | £180,000 | £326,915 | 1,072 |
| 2003 | £160,000 | £294,759 | 1,012 |
| 2002 | £145,000 | £272,816 | 1,183 |
| 2001 | £129,700 | £249,342 | 1,272 |
| 2000 | £110,000 | £215,875 | 1,002 |
| 1999 | £87,500 | £174,383 | 1,153 |
| 1998 | £79,000 | £159,467 | 948 |
| 1997 | £70,000 | £143,556 | 981 |
| 1996 | £64,700 | £136,449 | 892 |
| 1995 | £63,900 | £138,909 | 794 |
In cash terms the typical RG22 home went from £63,900 in 1995 to £370,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 166%, a genuine increase in what a home here costs. The real-terms peak came in 2017, and today's median remains roughly 8% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RG22 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 2000 (+25.7% on the year before); the weakest, 2011 (−8.9%). 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) | +5.7% | +3.2% |
| 5 years (since 2021) | +3.6% | −1.2% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 39% of the typed total. A detached home currently trades at £535,000 against £191,200 for a flat, 2.8 times the price.
Median by property type, RG22
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 | £535,000 | 59 | 7,029 |
| Semi-detached | £375,500 | 52 | 5,221 |
| Terraced | £314,000 | 76 | 9,385 |
| Flats | £191,200 | 26 | 2,284 |
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
RG22 recorded 442 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,067 sales a year before the financial crisis and 454 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 tenants pay around RG22
For renting purposes RG22 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.
£1,317 a month is £15,804 a year, which against the £370,000 median sold price makes a gross yield of 4.3%. 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.
What kind of market RG22 is
In its area's price order RG22 comes 24 of 30, towards the cheaper end of the table.
What people ask about RG22 (South Ham)
How much did a house sell for in RG22 (South Ham)?
Are property prices falling in RG22 (South Ham)?
Is RG22 (South Ham) a good place to buy a house?
Are RG22 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 19% over five years in cash but down 6% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in RG22 today
Everything above is what homes in RG22 sold for. This is what you could actually buy today: 104 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price 5% below the RG22 median sold price.
Of everything listed here, 22% asks less than the sold record of comparable homes. 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
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 RG22 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
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%) | — |
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
RG22 ranks 3 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.
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.
Inside RG22, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG22 4 | £352,000 | 125 |
| RG22 5 | £460,000 | 53 |
| RG22 6 | £335,000 | 35 |
How RG22 compares nearby
Same city, different markets. The neighbouring districts of the RG area, dearest first:
| 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% |
| RG22 (this report) | £370,000 | +19% |
Before you sell in RG22: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RG22, open the average prices map and zoom from the RG22 shading down to the sold homes on your own street. Every recorded RG22 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim RG22.
Take it further
Behind the answers sits the same Land Registry record as this page, with RG22 already set as the subject. Free, one click sign in.
Two maps carry on from here: every RG22 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.
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.