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Calcot market report RG31, Reading
The standing RG31 (Calcot) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 16,307 sales registered with HM Land Registry in RG31 (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 July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for RG31 (Reading) is £403,300, from 141 registered sales, up 12% on five years earlier; the mean is £410,400, and by floor area homes here have averaged about £4,640 per square metre over the last five years. Behind the figures sit 16,307 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
RG31 is a postcode district covering Calcot, Tilehurst (west) in Reading. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where RG31 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 sells for
Take the 141 registered 2026 sales in RG31 and the middle price, the median, is £403,300. The mean lands at £410,400, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in RG31
By floor space, homes in RG31 have sold for about £4,640 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.
For scale: the England and Wales median is £285,000, so RG31 trades 42% above the country as a whole.
A typical RG31 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £403,300 | £403,300 | 141 |
| 2025 | £417,000 | £426,972 | 413 |
| 2024 | £385,000 | £409,334 | 380 |
| 2023 | £410,000 | £450,490 | 376 |
| 2022 | £415,000 | £486,635 | 461 |
| 2021 | £360,600 | £456,566 | 536 |
| 2020 | £342,800 | £444,790 | 368 |
| 2019 | £343,800 | £450,640 | 400 |
| 2018 | £350,000 | £466,557 | 428 |
| 2017 | £350,000 | £477,365 | 436 |
| 2016 | £350,000 | £489,653 | 477 |
| 2015 | £295,000 | £416,835 | 442 |
| 2014 | £250,000 | £354,669 | 495 |
| 2013 | £240,000 | £345,336 | 449 |
| 2012 | £235,000 | £345,891 | 408 |
| 2011 | £230,000 | £347,212 | 338 |
| 2010 | £222,500 | £348,937 | 385 |
| 2009 | £218,200 | £350,758 | 372 |
| 2008 | £236,800 | £388,165 | 328 |
| 2007 | £240,000 | £407,107 | 715 |
| 2006 | £218,300 | £378,941 | 726 |
| 2005 | £206,000 | £366,597 | 545 |
| 2004 | £190,000 | £345,077 | 714 |
| 2003 | £180,000 | £331,604 | 575 |
| 2002 | £165,000 | £310,446 | 723 |
| 2001 | £148,500 | £285,484 | 705 |
| 2000 | £132,000 | £259,050 | 557 |
| 1999 | £110,100 | £219,424 | 752 |
| 1998 | £95,000 | £191,764 | 719 |
| 1997 | £83,500 | £171,242 | 636 |
| 1996 | £76,900 | £162,179 | 750 |
| 1995 | £72,500 | £157,604 | 557 |
In cash terms the typical RG31 home went from £72,500 in 1995 to £403,300 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 156%, a genuine increase in what a home here costs. The real-terms peak came in 2016, and today's median remains roughly 18% under it: a 2016 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RG31 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 (+19.9% on the year before); the weakest, 2009 (−7.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 39% of the typed total. A detached home currently trades at £540,000 against £200,000 for a flat, 2.7 times the price.
Median by property type, RG31
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 | £540,000 | 33 | 4,498 |
| Semi-detached | £430,000 | 62 | 6,371 |
| Terraced | £332,500 | 31 | 3,308 |
| Flats | £200,000 | 15 | 2,130 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.3% | −5.5% |
| 5 years (since 2021) | +2.3% | −2.5% |
| 10 years (since 2016) | +1.4% | −1.9% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Transaction volumes
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 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.
The register shows 340 RG31 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 658 sales a year before the financial crisis and 354 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.
Rents around RG31
RG31 falls under West Berkshire, where the ONS puts the average private rent at £1,290 a month (May 2026 figures). The spread runs from £902 a month for a typical one-bed to £2,121 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, West Berkshire
ONS Price Index of Private Rents, May 2026.
Against the £403,300 median purchase price, a rent of £1,290 a month (£15,480 a year) works out at a 3.8% 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.
What people ask about RG31 (Calcot)
Are property prices falling in RG31 (Calcot)?
Is RG31 (Calcot) a good place to buy a house?
How much did a house sell for in RG31 (Calcot)?
Will RG31 prices rise from here?
The record answers a different question than "what happens next": the median is up 12% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in RG31 right now
Everything above is what homes in RG31 sold for. This is what you could actually buy today: 101 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 1% below the RG31 median sold price.
24% 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.
- 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 →
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
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%) | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
RG31 ranks 8 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.
RG area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside RG31, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG31 4 | £395,000 | 15 |
| RG31 5 | £427,500 | 30 |
| RG31 6 | £440,000 | 50 |
| RG31 7 | £345,000 | 46 |
How RG31 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 (this report) | £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 | £370,000 | +19% |
Thinking of selling in RG31? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RG31, open the average prices map and zoom from the RG31 shading down to the sold homes on your own street. Every recorded RG31 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.
Keep digging
Behind the answers sits the same Land Registry record as this page, with RG31 already set as the subject. Free, one click sign in.
The live map plots every individual RG31 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.