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Henley-on-Thames market report RG9 2, Henley-On-Thames
The standing RG9 2 (Henley-on-Thames) property market report, rebuilt from the full public record every month. Everything below comes from 2,272 sales recorded by HM Land Registry in RG9 2 (Henley-On-Thames) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in RG9 2 (Henley-On-Thames) sold for £470,000 in 2026, the median of 22 registered sales, down 29% on five years earlier. The mean was £634,500, and by floor area homes here have averaged about £7,320 per square metre over the last five years. The figures cover 2,272 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
RG9 2 is one sector of RG9 (Henley-On-Thames): 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 RG9 2 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 RG9 2
Take the 22 registered 2026 sales in RG9 2 and the middle price, the median, is £470,000. The mean lands at £634,500, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in RG9 2
Measured by floor area, the last five years of RG9 2 sales average about £7,320 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.
Set against the £285,000 England and Wales median, RG9 2 sits 65% above the national market.
A typical RG9 2 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 | £470,000 | £470,000 | 22 |
| 2025 | £660,000 | £675,783 | 55 |
| 2024 | £707,500 | £752,218 | 61 |
| 2023 | £535,000 | £587,834 | 53 |
| 2022 | £650,000 | £762,199 | 77 |
| 2021 | £661,200 | £837,165 | 118 |
| 2020 | £725,000 | £940,702 | 65 |
| 2019 | £500,000 | £655,380 | 50 |
| 2018 | £535,000 | £713,165 | 46 |
| 2017 | £435,000 | £593,296 | 60 |
| 2016 | £633,800 | £886,692 | 70 |
| 2015 | £442,500 | £625,253 | 80 |
| 2014 | £400,000 | £567,470 | 81 |
| 2013 | £370,000 | £532,393 | 68 |
| 2012 | £497,500 | £732,258 | 62 |
| 2011 | £300,000 | £452,885 | 73 |
| 2010 | £392,500 | £615,541 | 72 |
| 2009 | £372,500 | £598,797 | 62 |
| 2008 | £367,500 | £602,410 | 46 |
| 2007 | £422,000 | £715,830 | 93 |
| 2006 | £312,500 | £542,460 | 96 |
| 2005 | £328,800 | £585,131 | 70 |
| 2004 | £329,500 | £598,436 | 84 |
| 2003 | £300,000 | £552,673 | 89 |
| 2002 | £248,000 | £466,610 | 90 |
| 2001 | £244,500 | £470,039 | 81 |
| 2000 | £240,000 | £471,000 | 98 |
| 1999 | £185,200 | £369,094 | 80 |
| 1998 | £150,000 | £302,786 | 69 |
| 1997 | £138,000 | £283,010 | 75 |
| 1996 | £105,000 | £221,440 | 59 |
| 1995 | £112,000 | £243,471 | 67 |
In cash terms the typical RG9 2 home went from £112,000 in 1995 to £470,000 in 2026, roughly 4 times the price. Adjusted for inflation it still comes to a real rise of roughly 93%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 50% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the RG9 2 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 2012 (+65.8% on the year before); the weakest, 2017 (−31.4%). 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) | −28.8% | −30.5% |
| 5 years (since 2021) | −6.6% | −10.9% |
| 10 years (since 2016) | −2.9% | −6.2% |
| 20 years (since 2006) | +2.1% | −0.7% |
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.
Sales activity in RG9 2
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
RG9 2 recorded 22 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 88 sales a year before the financial crisis and 54 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.
The shape of the RG9 2 market
Only 22 sales completed here in the last twelve months of data, which makes RG9 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the RG9 district median, RG9 2 sits 32% lower, marking it as a cheaper pocket of the district.
The rental side of RG9 2
The local authority for RG9 2 is South Oxfordshire, and its ONS average private rent currently stands at £1,381 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,025 a month here against £2,292 for four or more bedrooms.
Average monthly rent by size, South Oxfordshire
ONS Price Index of Private Rents, May 2026.
Against the £470,000 median purchase price, a rent of £1,381 a month (£16,572 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.
Asked and answered: RG9 2 (Henley-on-Thames)
Is RG9 2 (Henley-on-Thames) a good place to buy a house?
How much did a house sell for in RG9 2 (Henley-on-Thames)?
Are property prices falling in RG9 2 (Henley-on-Thames)?
Where do RG9 2 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 29% over five years in cash but down 44% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in RG9 right now
This is what you could actually buy today: 127 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole RG9 district, not just RG9 2: live asking prices are collected per district.
Of everything listed here, 21% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Berren Dean, Henley-On-Thames, Oxford...
- The Close, Henley-on-Thames, Oxfordsh...
- Square Close, Turville, Henley-on-Tha...
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 RG9 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.
The price of an extra bedroom 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%) | — |
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.
RG area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in RG9
A few minutes' walk can separate two very different markets. Here are RG9's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RG9 1 | £610,000 | 67 |
| RG9 3 | £1,905,000 | 2 |
| RG9 4 | £890,000 | 8 |
| RG9 5 | £850,000 | 19 |
| RG9 6 | £802,500 | 6 |
Zoom out to the full RG9 district report for the type split, monthly volumes and how RG9 compares with its neighbours.
Selling in RG9 2? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RG9 2, use the average prices map for a rough value: zoom from RG9 2's shading down to the sold homes on your own street. The figures above are every recorded RG9 2 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim RG9 2.
Keep digging
Behind the answers sits the same Land Registry record as this page, with RG9 2 already set as the subject. Free, one click sign in.
The live map plots every individual RG9 2 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.
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.