Local market reports › RG area › RG31 › RG31 5
Calcot market report RG31 5, Reading
The RG31 5 (Calcot) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 3,869 sales registered with HM Land Registry in RG31 5 (Reading) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for RG31 5 (Reading) is £427,500, from 30 registered sales, up 16% on five years earlier; the mean is £439,700, and by floor area homes here have averaged about £4,480 per square metre over the last five years. Behind the figures sit 3,869 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RG31 5 is one sector of RG31 (Reading): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where RG31 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.
What a home in RG31 5 sells for
Take the 30 registered 2026 sales in RG31 5 and the middle price, the median, is £427,500. The mean lands at £439,700, nearly identical to it, meaning sales cluster closely around the typical figure.
RG31 5 prices by floor area
A square metre of RG31 5 home has cost about £4,480 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Against a national (England and Wales) median of £285,000, RG31 5 runs 50% above it.
A typical RG31 5 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £427,500 | £427,500 | 30 |
| 2025 | £425,000 | £435,163 | 111 |
| 2024 | £402,500 | £427,940 | 106 |
| 2023 | £410,000 | £450,490 | 95 |
| 2022 | £445,000 | £521,813 | 114 |
| 2021 | £370,000 | £468,468 | 108 |
| 2020 | £357,500 | £463,864 | 91 |
| 2019 | £380,000 | £498,089 | 108 |
| 2018 | £374,000 | £498,549 | 95 |
| 2017 | £365,000 | £497,823 | 116 |
| 2016 | £342,000 | £478,461 | 120 |
| 2015 | £325,000 | £459,225 | 93 |
| 2014 | £282,500 | £400,776 | 108 |
| 2013 | £248,700 | £357,854 | 104 |
| 2012 | £242,500 | £356,930 | 104 |
| 2011 | £242,000 | £365,327 | 96 |
| 2010 | £250,000 | £392,064 | 93 |
| 2009 | £227,500 | £365,708 | 93 |
| 2008 | £244,000 | £399,968 | 70 |
| 2007 | £246,000 | £417,285 | 137 |
| 2006 | £225,000 | £390,571 | 181 |
| 2005 | £217,500 | £387,062 | 130 |
| 2004 | £200,000 | £363,239 | 214 |
| 2003 | £192,500 | £354,632 | 126 |
| 2002 | £177,500 | £333,965 | 170 |
| 2001 | £159,200 | £306,054 | 160 |
| 2000 | £140,000 | £274,750 | 131 |
| 1999 | £120,000 | £239,154 | 159 |
| 1998 | £106,000 | £213,969 | 153 |
| 1997 | £93,000 | £190,724 | 161 |
| 1996 | £88,000 | £185,588 | 178 |
| 1995 | £82,400 | £179,125 | 114 |
In cash terms the typical RG31 5 home went from £82,400 in 1995 to £427,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 139%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 18% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the RG31 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 2022 (+20.3% on the year before); the weakest, 2023 (−7.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.6% | −1.8% |
| 5 years (since 2021) | +2.9% | −1.8% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +3.3% | +0.5% |
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.
Transaction volumes
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.
The register shows 30 RG31 5 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 156 sales a year before the financial crisis and 91 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.
What tenants pay around RG31 5
RG31 5 falls under Reading, where the ONS puts the average private rent at £1,577 a month (May 2026 figures). A one-bed averages £1,118 a month here and a four-or-more-bed £2,362, so size does most of the work in setting the rent.
Average monthly rent by size, Reading
ONS Price Index of Private Rents, May 2026.
£1,577 a month is £18,924 a year, which against the £427,500 median sold price makes a gross yield of 4.4%. 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.
How RG31 5 trades
This is a thin market: 30 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.
Asked and answered: RG31 5 (Calcot)
Are property prices falling in RG31 5 (Calcot)?
Is RG31 5 (Calcot) a good place to buy a house?
How much did a house sell for in RG31 5 (Calcot)?
What happens to RG31 5 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 16% over five years in cash but down 9% 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 RG31 now
Turning to what is actually available: 101 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole RG31 district, not just RG31 5: live asking prices are collected per district.
Of everything listed here, 24% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Calcot, Reading, Berkshire, Reading
- Tilehurst, Reading, Berkshire, Reading
- Tilehurst, Reading, Berkshire, Reading
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 RG31 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.
The price of an extra bedroom in RG
The Land Registry record, split by size: what each kind of home actually sold for across the RG area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. 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.
Five-year change in the median, RG area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in RG31
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RG31, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG31 4 | £395,000 | 15 |
| RG31 6 | £440,000 | 50 |
| RG31 7 | £345,000 | 46 |
Zoom out to the full RG31 district report for the type split, monthly volumes and how RG31 compares with its neighbours.
Selling a home in RG31 5? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at RG31 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.
Estate agents working RG31 5: the featured spot on this report is free for founding agents, one per district. Claim RG31 5.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about RG31 5. Free, with a one click sign in.
See every individual RG31 5 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.
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.