Local market reports › SL area › SL4
Water Oakley market report SL4, Windsor
The standing SL4 (Water Oakley) property market report, rebuilt from the full public record every month. Underneath every chart here sit 23,389 registered sales in SL4 (Windsor) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the 2026 median for SL4 (Windsor) is £500,000, from 219 registered sales, up 2% on five years earlier; the mean is £588,500, and by floor area homes here have averaged about £5,820 per square metre over the last five years. Behind the figures sit 23,389 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district SL4 covering Water Oakley, Windsor, Old Windsor sits in Windsor. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where SL4 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 SL4 sells for
The 2026 median for SL4 is £500,000, taken from 219 registered sales. The mean, which is what most sites call the "average house price", is £588,500, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in SL4
By floor space, homes in SL4 have sold for about £5,820 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.
Set against the £285,000 England and Wales median, SL4 sits 75% above the national market.
The price of a typical SL4 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £500,000 | £500,000 | 219 |
| 2025 | £517,200 | £529,568 | 582 |
| 2024 | £500,000 | £531,603 | 565 |
| 2023 | £477,500 | £524,656 | 497 |
| 2022 | £530,000 | £621,485 | 644 |
| 2021 | £490,000 | £620,403 | 820 |
| 2020 | £520,500 | £675,360 | 506 |
| 2019 | £457,500 | £599,673 | 521 |
| 2018 | £450,000 | £599,858 | 474 |
| 2017 | £472,500 | £644,443 | 587 |
| 2016 | £465,200 | £650,819 | 653 |
| 2015 | £417,500 | £589,928 | 681 |
| 2014 | £365,000 | £517,816 | 726 |
| 2013 | £348,000 | £500,737 | 677 |
| 2012 | £316,200 | £465,407 | 558 |
| 2011 | £321,200 | £484,888 | 558 |
| 2010 | £320,000 | £501,842 | 591 |
| 2009 | £285,000 | £458,140 | 503 |
| 2008 | £311,800 | £511,106 | 456 |
| 2007 | £310,000 | £525,846 | 1,055 |
| 2006 | £275,000 | £477,365 | 1,010 |
| 2005 | £275,000 | £489,389 | 913 |
| 2004 | £250,000 | £454,049 | 901 |
| 2003 | £249,500 | £459,640 | 860 |
| 2002 | £225,000 | £423,336 | 1,071 |
| 2001 | £198,000 | £380,645 | 967 |
| 2000 | £180,000 | £353,250 | 867 |
| 1999 | £151,000 | £300,935 | 1,141 |
| 1998 | £135,000 | £272,507 | 982 |
| 1997 | £116,000 | £237,893 | 1,092 |
| 1996 | £92,000 | £194,024 | 960 |
| 1995 | £90,000 | £195,646 | 752 |
In cash terms the typical SL4 home went from £90,000 in 1995 to £500,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 156%, 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 26% 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 SL4 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 1997 (+26.1% on the year before); the weakest, 2023 (−9.9%). 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 terraced homes dominate the record here, 29% of the typed total. A detached home currently trades at £800,000 against £300,000 for a flat, 2.7 times the price.
Median by property type, SL4
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 | £800,000 | 35 | 4,167 |
| Semi-detached | £574,000 | 56 | 5,828 |
| Terraced | £490,000 | 69 | 6,838 |
| Flats | £300,000 | 59 | 6,556 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −3.3% | −5.6% |
| 5 years (since 2021) | +0.4% | −4.2% |
| 6 years (since 2020) | −0.7% | −4.9% |
| 10 years (since 2016) | +0.7% | −2.6% |
| 20 years (since 2006) | +3.0% | +0.2% |
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.
How many homes change hands in SL4
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 407 SL4 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 956 sales a year before the financial crisis and 501 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.
What tenants pay around SL4
The local authority for SL4 is Windsor and Maidenhead, and its ONS average private rent currently stands at £1,818 a month (May 2026 figures). The spread runs from £1,257 a month for a typical one-bed to £2,725 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Windsor and Maidenhead
ONS Price Index of Private Rents, May 2026.
£1,818 a month is £21,816 a year, which against the £500,000 median sold price makes a gross yield of 4.4%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about SL4 (Water Oakley)
Are property prices falling in SL4 (Water Oakley)?
Is SL4 (Water Oakley) a good place to buy a house?
How much did a house sell for in SL4 (Water Oakley)?
What happens to SL4 prices now?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 19% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
SL4's current homes for sale
Everything above is what homes in SL4 sold for. This is what you could actually buy today: 7 homes currently on the market from 5 agents publishing to HomesIndex, at a typical asking price 10% above the SL4 median sold price.
SL4 registered 407 sales in the last twelve months; the 7 homes listed now would take about a week to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
0% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
See every SL4 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 SL4 sales calendar
March is when SL4 changes hands most (11.9% of the 3,108 sales dated 2021 to 2025); May is the quiet end at 6.8%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 222 | 7.1% |
| February | 226 | 7.3% |
| March | 370 | 11.9% |
| April | 213 | 6.9% |
| May | 212 | 6.8% |
| June | 334 | 10.7% |
| July | 214 | 6.9% |
| August | 261 | 8.4% |
| September | 348 | 11.2% |
| October | 238 | 7.7% |
| November | 252 | 8.1% |
| December | 218 | 7.0% |
Moving up a bedroom in SL: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the SL area. 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 | £510,000 | £550,000 (+8%) | £645,000 (+17%) | £840,000 (+30%) | £1,208,750 (+44%) |
| Semi-detached | £328,000 | £425,000 (+30%) | £515,000 (+21%) | £625,000 (+21%) | £778,000 (+24%) |
| Terraced | £325,000 | £400,000 (+23%) | £448,000 (+12%) | £573,000 (+28%) | £745,000 (+30%) |
| Flat | £220,000 | £300,000 (+36%) | £426,000 (+42%) | £620,000 (+46%) | £950,000 (+53%) |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
SL4 ranks 8 of 10 in the SL 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.
Winners and losers across the SL area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SL4, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SL4 1 | £468,000 | 15 |
| SL4 2 | £558,000 | 26 |
| SL4 3 | £431,000 | 50 |
| SL4 4 | £528,500 | 50 |
| SL4 5 | £485,000 | 56 |
| SL4 6 | £505,000 | 22 |
How SL4 compares nearby
Same city, different markets. The neighbouring districts of the SL area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SL9 | £728,800 | -9% |
| SL7 | £716,500 | +18% |
| SL8 | £590,000 | +7% |
| SL5 | £555,000 | -9% |
| SL0 | £515,000 | +5% |
| SL4 (this report) | £500,000 | +2% |
| SL6 | £500,000 | +4% |
| SL3 | £450,000 | +8% |
| SL2 | £435,000 | +16% |
| SL1 | £400,000 | +16% |
Selling in SL4? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SL4, open the average prices map and zoom from the SL4 shading down to the sold homes on your own street. Every recorded SL4 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 SL4. Free after a one click sign in.
The live map plots every individual SL4 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.