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Staines-upon-Thames market report TW18 2, Staines-Upon-Thames
The TW18 2 (Staines-upon-Thames) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 4,748 sales registered with HM Land Registry in TW18 2 (Staines-Upon-Thames) 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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 39 registered 2026 sales put the TW18 2 (Staines-Upon-Thames) median at £410,000, down 7% on five years earlier, with a mean of £457,200, and by floor area homes here have averaged about £5,250 per square metre over the last five years. Everything rests on 4,748 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
TW18 2 is a postcode sector: one group of streets inside TW18 (Staines-Upon-Thames). 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 TW18 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 TW18 2
Take the 39 registered 2026 sales in TW18 2 and the middle price, the median, is £410,000. The mean lands at £457,200, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in TW18 2
Per square metre, TW18 2 homes have averaged around £5,250 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, TW18 2 sits 44% above the national market.
A typical TW18 2 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £410,000 | £410,000 | 39 |
| 2025 | £445,000 | £455,641 | 121 |
| 2024 | £450,000 | £478,442 | 102 |
| 2023 | £420,000 | £461,477 | 99 |
| 2022 | £425,000 | £498,361 | 148 |
| 2021 | £439,000 | £555,831 | 157 |
| 2020 | £439,000 | £569,612 | 114 |
| 2019 | £385,000 | £504,643 | 93 |
| 2018 | £400,000 | £533,208 | 116 |
| 2017 | £421,200 | £574,475 | 120 |
| 2016 | £403,000 | £563,801 | 122 |
| 2015 | £327,500 | £462,758 | 129 |
| 2014 | £298,800 | £423,900 | 154 |
| 2013 | £285,000 | £410,087 | 124 |
| 2012 | £280,000 | £412,125 | 107 |
| 2011 | £255,000 | £384,952 | 128 |
| 2010 | £267,500 | £419,509 | 128 |
| 2009 | £250,000 | £401,877 | 109 |
| 2008 | £268,000 | £439,309 | 91 |
| 2007 | £267,200 | £453,246 | 203 |
| 2006 | £235,000 | £407,930 | 209 |
| 2005 | £231,300 | £411,621 | 161 |
| 2004 | £220,000 | £399,563 | 197 |
| 2003 | £220,000 | £405,293 | 176 |
| 2002 | £195,000 | £366,891 | 221 |
| 2001 | £159,500 | £306,631 | 169 |
| 2000 | £143,800 | £282,208 | 198 |
| 1999 | £130,000 | £259,083 | 220 |
| 1998 | £109,000 | £220,024 | 213 |
| 1997 | £92,000 | £188,673 | 233 |
| 1996 | £78,800 | £166,186 | 193 |
| 1995 | £80,000 | £173,908 | 154 |
In cash terms the typical TW18 2 home went from £80,000 in 1995 to £410,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 136%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2017, and today's median remains roughly 29% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TW18 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 2016 (+23.1% on the year before); the weakest, 2026 (−7.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What TW18 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.9% | −10.0% |
| 5 years (since 2021) | −1.4% | −5.9% |
| 10 years (since 2016) | +0.2% | −3.1% |
| 20 years (since 2006) | +2.8% | 0.0% |
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.
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.
Over the last twelve months of data, 39 sales completed in TW18 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 192 sales a year before the financial crisis and 102 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.
What kind of market TW18 2 is
Only 39 sales completed here in the last twelve months of data, which makes TW18 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What tenants pay around TW18 2
TW18 2 falls under Spelthorne, where the ONS puts the average private rent at £1,631 a month (May 2026 figures). The spread runs from £1,184 a month for a typical one-bed to £2,397 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Spelthorne
ONS Price Index of Private Rents, May 2026.
£1,631 a month is £19,572 a year, which against the £410,000 median sold price makes a gross yield of 4.8%. 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.
Asked and answered: TW18 2 (Staines-upon-Thames)
Is TW18 2 (Staines-upon-Thames) a good place to buy a house?
How much did a house sell for in TW18 2 (Staines-upon-Thames)?
Are property prices falling in TW18 2 (Staines-upon-Thames)?
Where do TW18 2 prices go next?
The record answers a different question than "what happens next": the median is down 7% over five years in cash but down 26% 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 TW18 now
The live side of the market holds 390 homes at the moment, listed by 7 agents publishing to HomesIndex.
These cover the whole TW18 district, not just TW18 2: live asking prices are collected per district.
33% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Thames Side, Staines-Upon-Thames, TW18
- Laleham Road, Staines-upon-Thames, Surrey
- Ashford Road, Laleham, Surrey
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every TW18 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: TW prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the TW 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 | — | £511,000 | £680,000 (+33%) | £980,000 (+44%) | £1,825,000 (+86%) |
| Semi-detached | £395,000 | £468,000 (+18%) | £561,000 (+20%) | £788,750 (+41%) | £1,595,000 (+102%) |
| Terraced | £385,000 | £470,000 (+22%) | £617,500 (+31%) | £917,950 (+49%) | £1,450,000 (+58%) |
| Flat | £308,000 | £421,000 (+37%) | £715,000 (+70%) | £1,135,000 (+59%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the TW area is the point: the same five years treated these districts very differently.
TW 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 TW18
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of TW18, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TW18 1 | £462,500 | 42 |
| TW18 3 | £415,000 | 23 |
| TW18 4 | £385,000 | 38 |
Zoom out to the full TW18 district report for the type split, monthly volumes and how TW18 compares with its neighbours.
Selling a home in TW18 2? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at TW18 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim TW18 2.
Take it further
Behind the answers sits the same Land Registry record as this page, with TW18 2 already set as the subject. Free, one click sign in.
The live map plots every individual TW18 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.
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.