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Woodhatch market report RH2 8, Reigate
The RH2 8 (Woodhatch) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,289 HM Land Registry entries for RH2 8 (Reigate), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 33 registered 2026 sales put the RH2 8 (Reigate) median at £577,000, up 14% on five years earlier, with a mean of £582,200, and by floor area homes here have averaged about £6,010 per square metre over the last five years. Everything rests on 3,289 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
RH2 8 is a postcode sector: one group of streets inside RH2 (Reigate). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where RH2 8 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 RH2 8 homes really sell for
The 2026 median for RH2 8 is £577,000, taken from 33 registered sales. The mean, which is what most sites call the "average house price", is £582,200, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in RH2 8
A square metre of RH2 8 home has cost about £6,010 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, RH2 8 runs 102% above it.
A typical RH2 8 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 | £577,000 | £577,000 | 33 |
| 2025 | £510,000 | £522,196 | 100 |
| 2024 | £573,000 | £609,217 | 85 |
| 2023 | £530,000 | £582,341 | 73 |
| 2022 | £518,000 | £607,414 | 105 |
| 2021 | £507,000 | £641,927 | 137 |
| 2020 | £530,000 | £687,686 | 91 |
| 2019 | £462,500 | £606,227 | 78 |
| 2018 | £412,500 | £549,870 | 84 |
| 2017 | £443,500 | £604,889 | 92 |
| 2016 | £462,500 | £647,042 | 94 |
| 2015 | £381,000 | £538,353 | 125 |
| 2014 | £350,000 | £496,536 | 111 |
| 2013 | £313,800 | £451,527 | 108 |
| 2012 | £275,000 | £404,766 | 83 |
| 2011 | £290,000 | £437,788 | 91 |
| 2010 | £299,000 | £468,909 | 88 |
| 2009 | £250,000 | £401,877 | 80 |
| 2008 | £260,000 | £426,195 | 63 |
| 2007 | £300,000 | £508,884 | 128 |
| 2006 | £256,000 | £444,383 | 140 |
| 2005 | £240,000 | £427,103 | 98 |
| 2004 | £228,000 | £414,093 | 105 |
| 2003 | £233,500 | £430,164 | 109 |
| 2002 | £182,000 | £342,431 | 149 |
| 2001 | £176,500 | £339,312 | 136 |
| 2000 | £146,000 | £286,525 | 115 |
| 1999 | £122,000 | £243,140 | 139 |
| 1998 | £122,000 | £246,266 | 134 |
| 1997 | £100,800 | £206,720 | 120 |
| 1996 | £81,000 | £170,825 | 115 |
| 1995 | £83,500 | £181,516 | 80 |
In cash terms the typical RH2 8 home went from £83,500 in 1995 to £577,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 218%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 16% 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 RH2 8 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 2003 (+28.3% on the year before); the weakest, 2008 (−13.3%). 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 years (since 2025) | +13.1% | +10.5% |
| 5 years (since 2021) | +2.6% | −2.1% |
| 10 years (since 2016) | +2.2% | −1.1% |
| 20 years (since 2006) | +4.1% | +1.3% |
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
How many homes change hands
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.
RH2 8 recorded 33 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 123 sales a year before the financial crisis and 79 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.
Rents around RH2 8
For renting purposes RH2 8 sits in Reigate and Banstead. The ONS average private rent there is £1,636 a month (May 2026). The spread runs from £1,138 a month for a typical one-bed to £2,556 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Reigate and Banstead
ONS Price Index of Private Rents, May 2026.
Against the £577,000 median purchase price, a rent of £1,636 a month (£19,632 a year) works out at a 3.4% 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.
How RH2 8 trades
Only 33 sales completed here in the last twelve months of data, which makes RH2 8 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.
Common questions on RH2 8 (Woodhatch)
Are property prices falling in RH2 8 (Woodhatch)?
Is RH2 8 (Woodhatch) a good place to buy a house?
How much did a house sell for in RH2 8 (Woodhatch)?
Will RH2 8 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 14% over five years in cash but down 10% 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.
On the market in RH2 today
This is what you could actually buy today: 201 homes currently on the market from 9 agents publishing to HomesIndex.
These cover the whole RH2 district, not just RH2 8: live asking prices are collected per district.
21% of current listings sit under the prices comparable homes actually fetched. 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 RH2 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: RH prices by size
What homes of each size actually sold for across the RH area, from the Land Registry record. 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 | — | £450,000 | £610,000 (+36%) | £870,000 (+43%) | £1,237,500 (+42%) |
| Semi-detached | £325,000 | £405,000 (+25%) | £475,000 (+17%) | £606,500 (+28%) | £882,500 (+46%) |
| Terraced | £315,000 | £365,000 (+16%) | £410,000 (+12%) | £530,000 (+29%) | £720,000 (+36%) |
| Flat | £206,436 | £270,000 (+31%) | £395,000 (+46%) | £545,000 (+38%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the RH area is the point: the same five years treated these districts very differently.
Winners and losers across the RH area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in RH2
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of RH2, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| RH2 0 | £585,000 | 37 |
| RH2 7 | £525,000 | 45 |
| RH2 9 | £590,000 | 31 |
Zoom out to the full RH2 district report for the type split, monthly volumes and how RH2 compares with its neighbours.
Before you sell in RH2 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in RH2 8, use the average prices map for a rough value: zoom from RH2 8's shading down to the sold homes on your own street. The figures above are every recorded RH2 8 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim RH2 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with RH2 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every RH2 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.