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Henley-on-Thames market report RG9 5, Henley-On-Thames
The standing RG9 5 (Henley-on-Thames) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 1,907 completed sales registered with HM Land Registry in RG9 5 (Henley-On-Thames) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the 2026 median for RG9 5 (Henley-On-Thames) is £845,000, from 22 registered sales, down 8% on five years earlier; the mean is £946,200, and by floor area homes here have averaged about £5,980 per square metre over the last five years. Behind the figures sit 1,907 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like RG9 5 is a single group of streets within RG9 (Henley-On-Thames), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where RG9 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 buyers actually paid in RG9 5
Take the 22 registered 2026 sales in RG9 5 and the middle price, the median, is £845,000. The mean lands at £946,200, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in RG9 5
Averaged across five years of sales, floor space in RG9 5 costs about £5,980 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, RG9 5 sits 196% above the national market.
A typical RG9 5 home, priced year by year (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 | £845,000 | £845,000 | 22 |
| 2025 | £900,000 | £921,522 | 45 |
| 2024 | £885,000 | £940,937 | 43 |
| 2023 | £795,000 | £873,511 | 42 |
| 2022 | £832,500 | £976,201 | 52 |
| 2021 | £914,200 | £1,157,495 | 76 |
| 2020 | £876,200 | £1,136,888 | 50 |
| 2019 | £600,000 | £786,456 | 39 |
| 2018 | £900,000 | £1,199,717 | 49 |
| 2017 | £690,000 | £941,091 | 35 |
| 2016 | £857,500 | £1,199,651 | 46 |
| 2015 | £548,800 | £775,454 | 70 |
| 2014 | £598,000 | £848,367 | 62 |
| 2013 | £583,000 | £838,879 | 60 |
| 2012 | £537,500 | £791,133 | 48 |
| 2011 | £450,000 | £679,327 | 57 |
| 2010 | £628,800 | £986,120 | 56 |
| 2009 | £430,000 | £691,229 | 37 |
| 2008 | £576,000 | £944,186 | 29 |
| 2007 | £478,000 | £810,821 | 67 |
| 2006 | £450,000 | £781,143 | 96 |
| 2005 | £390,000 | £694,043 | 57 |
| 2004 | £485,800 | £882,308 | 60 |
| 2003 | £461,800 | £850,748 | 74 |
| 2002 | £370,000 | £696,152 | 102 |
| 2001 | £349,000 | £670,935 | 86 |
| 2000 | £410,000 | £804,625 | 89 |
| 1999 | £275,000 | £548,061 | 105 |
| 1998 | £195,000 | £393,621 | 68 |
| 1997 | £173,200 | £355,198 | 74 |
| 1996 | £160,000 | £337,433 | 64 |
| 1995 | £180,000 | £391,292 | 47 |
In cash terms the typical RG9 5 home went from £180,000 in 1995 to £845,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 116%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2018, and today's median remains roughly 30% under it: a 2018 buyer is still waiting to get that price back in today's money.
Year-on-year change in the RG9 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 2016 (+56.3% on the year before); the weakest, 2019 (−33.3%). 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 year (since 2025) | −6.1% | −8.3% |
| 5 years (since 2021) | −1.6% | −6.1% |
| 6 years (since 2020) | −0.6% | −4.8% |
| 10 years (since 2016) | −0.1% | −3.4% |
| 20 years (since 2006) | +3.2% | +0.4% |
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.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
RG9 5 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 79 sales a year before the financial crisis and 41 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 rental side of RG9 5
RG9 5 falls under South Oxfordshire, where the ONS puts the average private rent at £1,381 a month (May 2026 figures). The spread runs from £1,025 a month for a typical one-bed to £2,292 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, South Oxfordshire
ONS Price Index of Private Rents, May 2026.
Set against the £845,000 median sold price, £1,381 a month is £16,572 a year, a gross yield of 2.0%: 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.
Reading the RG9 5 market
This is a thin market: 22 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. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within RG9, this sector trades 18% above the district median: one of the dearer corners of its district.
RG9 5 (Henley-on-Thames): the questions that come up
How much did a house sell for in RG9 5 (Henley-on-Thames)?
Are property prices falling in RG9 5 (Henley-on-Thames)?
Is RG9 5 (Henley-on-Thames) a good place to buy a house?
Will RG9 5 prices rise from here?
The record answers a different question than "what happens next": the median is down 8% over five years in cash but down 27% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in RG9 now
Turning to what is actually available: 5 homes on the market right now, from 3 agents publishing to HomesIndex.
These cover the whole RG9 district, not just RG9 5: live asking prices are collected per district.
33% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
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.
Bedroom by bedroom: RG prices by size
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 | £390,000 | £435,000 (+12%) | £499,475 (+15%) | £615,000 (+23%) | £790,000 (+28%) |
| Semi-detached | £280,000 | £357,500 (+28%) | £425,000 (+19%) | £520,000 (+22%) | £642,500 (+24%) |
| Terraced | £238,500 | £320,000 (+34%) | £350,000 (+9%) | £417,250 (+19%) | £490,000 (+17%) |
| Flat | £180,000 | £240,000 (+33%) | £305,000 (+27%) | £397,000 (+30%) | £547,500 (+38%) |
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
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
The districts that gained and lost most in cash terms, each row linking through to its own 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 | £620,800 | 75 |
| RG9 2 | £470,000 | 25 |
| RG9 3 | £1,905,000 | 2 |
| RG9 4 | £840,000 | 9 |
| RG9 6 | £1,202,500 | 12 |
Zoom out to the full RG9 district report for the type split, monthly volumes and how RG9 compares with its neighbours.
Before you sell in RG9 5: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in RG9 5, open the average prices map and zoom from the RG9 5 shading down to the sold homes on your own street. Every recorded RG9 5 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to RG9 5. Free after a one click sign in.
See every individual RG9 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.
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.