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Calcot market report RG31 6, Reading
The standing RG31 6 (Calcot) property market report, rebuilt from the full public record every month. Everything below comes from 5,687 sales recorded by HM Land Registry in RG31 6 (Reading) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for RG31 6 (Reading) is £440,000, from 50 registered sales, up 6% on five years earlier; the mean is £459,800, and by floor area homes here have averaged about £4,660 per square metre over the last five years. Behind the figures sit 5,687 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RG31 6 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 6 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.
The going rate for a home in RG31 6
50 sales were registered in RG31 6 in 2026, and the middle one of them, the median, went for £440,000. The mean works out at £459,800, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in RG31 6
Measured by floor area, the last five years of RG31 6 sales average about £4,660 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.
For scale: the England and Wales median is £285,000, so RG31 6 trades 54% above the country as a whole.
A typical RG31 6 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £440,000 | £440,000 | 50 |
| 2025 | £451,200 | £461,990 | 156 |
| 2024 | £420,000 | £446,546 | 141 |
| 2023 | £442,000 | £485,650 | 127 |
| 2022 | £435,000 | £510,087 | 151 |
| 2021 | £415,500 | £526,077 | 177 |
| 2020 | £363,500 | £471,649 | 138 |
| 2019 | £357,500 | £468,597 | 146 |
| 2018 | £368,000 | £490,551 | 155 |
| 2017 | £390,000 | £531,921 | 172 |
| 2016 | £387,500 | £542,116 | 200 |
| 2015 | £325,000 | £459,225 | 163 |
| 2014 | £274,500 | £389,426 | 186 |
| 2013 | £250,000 | £359,725 | 170 |
| 2012 | £250,000 | £367,969 | 136 |
| 2011 | £245,000 | £369,856 | 101 |
| 2010 | £250,000 | £392,064 | 144 |
| 2009 | £233,500 | £375,353 | 134 |
| 2008 | £250,000 | £409,803 | 124 |
| 2007 | £250,000 | £424,070 | 291 |
| 2006 | £240,000 | £416,609 | 250 |
| 2005 | £220,000 | £391,511 | 197 |
| 2004 | £215,000 | £390,482 | 213 |
| 2003 | £185,000 | £340,815 | 208 |
| 2002 | £180,000 | £338,668 | 227 |
| 2001 | £163,500 | £314,320 | 213 |
| 2000 | £141,000 | £276,713 | 199 |
| 1999 | £116,000 | £231,182 | 249 |
| 1998 | £107,000 | £215,987 | 243 |
| 1997 | £93,800 | £192,365 | 180 |
| 1996 | £84,000 | £177,152 | 248 |
| 1995 | £73,000 | £158,691 | 198 |
In cash terms the typical RG31 6 home went from £73,000 in 1995 to £440,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 177%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2016; the current median sits about 19% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the RG31 6 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 (+21.6% on the year before); the weakest, 2009 (−6.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What RG31 6 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.5% | −4.8% |
| 5 years (since 2021) | +1.2% | −3.5% |
| 10 years (since 2016) | +1.3% | −2.1% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Transaction volumes
The year-by-year sales count
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.
RG31 6 recorded 50 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 225 sales a year before the financial crisis and 125 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The shape of the RG31 6 market
Only 50 sales completed here in the last twelve months of data, which makes RG31 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the RG31 district median, RG31 6 sits 9% higher, marking it as a dearer pocket of the district.
What homes rent for around RG31 6
For renting purposes RG31 6 sits in West Berkshire. The ONS average private rent there is £1,290 a month (May 2026). Size sets most of the rent: one-beds average £902 a month here against £2,121 for four or more bedrooms.
Average monthly rent by size, West Berkshire
ONS Price Index of Private Rents, May 2026.
Against the £440,000 median purchase price, a rent of £1,290 a month (£15,480 a year) works out at a 3.5% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Common questions on RG31 6 (Calcot)
Are property prices falling in RG31 6 (Calcot)?
Is RG31 6 (Calcot) a good place to buy a house?
How much did a house sell for in RG31 6 (Calcot)?
Are RG31 6 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 6% over five years in cash but down 16% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in RG31 right now
This is what you could actually buy today: 101 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole RG31 district, not just RG31 6: live asking prices are collected per district.
Of everything listed here, 24% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Calcot, Reading, Berkshire, Reading
- Tilehurst, Reading, Berkshire, Reading
- Tilehurst, Reading, Berkshire, Reading
"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 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. 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%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in RG31
A few minutes' walk can separate two very different markets. Here are RG31's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG31 4 | £395,000 | 15 |
| RG31 5 | £427,500 | 30 |
| 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.
Thinking of selling in RG31 6? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RG31 6, open the average prices map and zoom from the RG31 6 shading down to the sold homes on your own street. Every recorded RG31 6 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 RG31 6.
Dig further
Behind the answers sits the same Land Registry record as this page, with RG31 6 already set as the subject. Free, one click sign in.
See every individual RG31 6 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.