Local market reports › RG area › RG23
Winklebury market report RG23, Basingstoke
The standing RG23 (Winklebury) property market report, rebuilt from the full public record every month. Underneath every chart here sit 6,648 registered sales in RG23 (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 recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for RG23 (Basingstoke) is £387,500, from 78 registered sales, up 3% on five years earlier; the mean is £400,500, and by floor area homes here have averaged about £4,300 per square metre over the last five years. Behind the figures sit 6,648 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RG23 is the postcode district covering Winklebury, Rooksdown, Oakley 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 RG23 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 RG23 homes really sell for
In the RG23 property market, the 2026 median sale price is £387,500, from 78 registered sales; the mean, the "average house price" most sites quote, is £400,500, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in RG23
The last five years of sales put RG23 at roughly £4,300 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 RG23 36% above the country at large.
The price of a typical RG23 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 | £387,500 | £387,500 | 78 |
| 2025 | £425,000 | £435,163 | 266 |
| 2024 | £424,000 | £450,799 | 311 |
| 2023 | £425,000 | £466,971 | 252 |
| 2022 | £425,000 | £498,361 | 285 |
| 2021 | £374,500 | £474,165 | 370 |
| 2020 | £372,500 | £483,326 | 196 |
| 2019 | £370,000 | £484,981 | 172 |
| 2018 | £367,500 | £489,884 | 254 |
| 2017 | £350,000 | £477,365 | 251 |
| 2016 | £325,000 | £454,678 | 209 |
| 2015 | £285,000 | £402,705 | 157 |
| 2014 | £250,000 | £354,669 | 181 |
| 2013 | £250,000 | £359,725 | 144 |
| 2012 | £242,000 | £356,194 | 157 |
| 2011 | £221,200 | £333,927 | 136 |
| 2010 | £238,000 | £373,245 | 133 |
| 2009 | £220,000 | £353,652 | 121 |
| 2008 | £218,700 | £358,495 | 118 |
| 2007 | £232,000 | £393,537 | 227 |
| 2006 | £222,000 | £385,364 | 241 |
| 2005 | £210,000 | £373,715 | 198 |
| 2004 | £210,000 | £381,401 | 247 |
| 2003 | £183,800 | £338,604 | 234 |
| 2002 | £167,000 | £314,209 | 246 |
| 2001 | £141,800 | £272,603 | 232 |
| 2000 | £130,000 | £255,125 | 182 |
| 1999 | £102,800 | £204,875 | 234 |
| 1998 | £100,000 | £201,857 | 167 |
| 1997 | £82,000 | £168,165 | 237 |
| 1996 | £80,000 | £168,716 | 229 |
| 1995 | £77,500 | £168,473 | 183 |
In cash terms the typical RG23 home went from £77,500 in 1995 to £387,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 130%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 22% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RG23 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 (+26.5% on the year before); the weakest, 2026 (−8.8%). 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) | −8.8% | −11.0% |
| 5 years (since 2021) | +0.7% | −4.0% |
| 10 years (since 2016) | +1.8% | −1.6% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 37% of the typed total. A detached home currently trades at £505,500 against £250,000 for a flat, 2.0 times the price.
Median by property type, RG23
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 | £505,500 | 26 | 2,430 |
| Semi-detached | £400,000 | 23 | 1,771 |
| Terraced | £315,000 | 24 | 2,188 |
| Flats | £250,000 | 5 | 237 |
The turnover behind the prices
Sales per year, counted
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.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
RG23 recorded 179 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 238 sales a year recently, against 226 a year before 2008. 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 RG23
The local authority for RG23 is Basingstoke and Deane, and its ONS average private rent currently stands 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.
Set against the £387,500 median sold price, £1,317 a month is £15,804 a year, a gross yield of 4.1%: 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.
Common questions on RG23 (Winklebury)
Are property prices falling in RG23 (Winklebury)?
Is RG23 (Winklebury) a good place to buy a house?
How much did a house sell for in RG23 (Winklebury)?
Are RG23 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 3% over five years in cash but down 18% 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.
RG23's current homes for sale
Everything above is what homes in RG23 sold for. The live side of the market holds 40 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 10% below the RG23 median sold price.
11% 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.
- Blue Hut Way, Basingstoke, RG23, Basingstoke
- Sycamore Way, Basingstoke, Hampshire
- Pardown, Oakley, Basingstoke, Hampshi...
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every RG23 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.
What another bedroom costs in RG
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%) | — |
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
RG23 ranks 17 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 RG23, 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 |
|---|---|---|
| RG23 7 | £432,000 | 51 |
| RG23 8 | £330,000 | 27 |
How RG23 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 (this report) | £387,500 | +3% |
| RG2 | £385,000 | +3% |
| RG18 | £380,000 | +0% |
| RG17 | £375,000 | -3% |
| RG12 | £370,000 | +14% |
| RG22 | £370,000 | +19% |
Thinking of selling in RG23? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RG23, open the average prices map and zoom from the RG23 shading down to the sold homes on your own street. Every recorded RG23 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working RG23: the featured spot on this report is free for founding agents, one per district. Claim RG23.
Take it further
Behind the answers sits the same Land Registry record as this page, with RG23 already set as the subject. Free, one click sign in.
See every individual RG23 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.