The middle home in Basingstoke and Deane sold for £365,000. The town itself is £317,500, the villages £425,000, and the borough is the only one round here where prices fell.
The middle home sale in Basingstoke and Deane over the last twelve months was £365,000. Two things sit underneath that number. The first is a split: the unparished town of Basingstoke has a median of £317,500, while the ring of parished villages around it comes in at £425,000, a gap of £107,500 on otherwise similar-looking stock. The second is direction. On the official index the borough is now down 2.9% on the year, and it is the only district in this part of Hampshire that is falling.
Everything below comes from completed sales recorded by HM Land Registry, pulled for the twelve months to 30 June 2026 and matched to a borough ward and parish through each sale’s full postcode. That matching matters here. RG20 and RG26 both cross into West Berkshire, RG25 is shared with East Hampshire and Hart, and a raw postcode-district average counts all of it as Basingstoke. Asking prices are not used anywhere on this page.
What homes sold for, ward by ward
That chart is really a map. The top of it is the countryside: Evingar, the western parishes of Highclere, East Woodhay, Burghclere and Newtown, where the median sale was £670,000 across 71 transactions. Then Oakley and The Candovers at £482,000 and Basing and Upton Grey at £472,500, which is Old Basing and Lychpit doing most of the work at a parish median of £470,000.
The bottom is the town. Brookvale and Kings Furlong at £237,500 is the cheapest ward in the borough by £47,500, and it is a fifteen-minute walk from Basing and Upton Grey money. Norden, Popley and Brighton Hill sit just above it.
Two town wards break the pattern and are worth knowing about if you are buying. Kempshott and Buckskin (£450,000) and Hatch Warren and Beggarwood (£425,000) are entirely unparished, entirely inside Basingstoke, and both clear the borough median comfortably. They are the 1980s and 1990s southern estates, and they price like villages.
Basingstoke and Deane by property type
Across the borough, these are the medians for the same twelve months:
- Detached: £560,000 (560 sales). Concentrated in the western parishes, Oakley, Old Basing and Dummer. In the town itself the detached median is £520,000; in the villages, £595,000.
- Semi-detached: £400,000 (432 sales). The gap between town and village narrows here to £20,000, £390,000 against £410,000.
- Terraced: £310,000 (649 sales). The most-traded type in the borough by a distance, and the honest answer to “what does a Basingstoke house cost”.
- Flats and maisonettes: £190,000 (315 sales). The cheapest way in anywhere in the borough, and the only type where the town is meaningfully cheaper than the villages: £180,500 against £208,000.
The terraced figure is the one to hold on to. Nearly a third of all sales in the borough were terraced houses, and at £310,000 they cost £55,000 less than the headline median that gets quoted at you.
Where the council-wide figure comes from, and why it turned
Search for house prices here and you will be shown £366,291, the average for Basingstoke and Deane in May 2026, from the UK House Price Index. That sits within £1,300 of our sale-by-sale median of £365,000, which is a good sign that neither number is being pulled around by odd transactions.
The direction is the news. On that index the borough is down 2.9% on the year. Six months earlier it was up 3.9%, in January it was up 4.7%, and in March it was up 1.6%. The turn happened fast:
- Detached: £652,499, down 3.0%
- Semi-detached: £392,805, down 1.7%
- Terraced: £302,239, down 2.2%
- Flats and maisonettes: £185,150, down 5.6%
- First-time buyers paid an average of £291,198, down 2.8%, against £459,799 for home movers
One caution before reading too much into it: the same index has the borough up 1.0% on the month. The annual figure is measuring against a strong spring 2025, so what it shows is a market that stopped rising rather than one in freefall.
How the borough compares
This is where Basingstoke and Deane looks unusual. In May 2026:
| Area | Average price | Annual change |
|---|---|---|
| Basingstoke and Deane | £366,291 | -2.9% |
| Hart | £486,882 | +3.3% |
| Winchester | £476,639 | +3.1% |
| Test Valley | £370,329 | +0.5% |
| South East | £381,311 | +1.2% |
| England | £292,095 | +2.3% |
Every neighbour is rising and this borough is not. It is also the cheapest of the north Hampshire districts by a wide margin, £120,591 below Hart, which is worth remembering when the three of them are merged into a single North Hampshire Council in April 2028.
If you are buying here
Decide town or village first, then look at houses. Brookvale and Kings Furlong and Basing and Upton Grey are neighbouring wards and £235,000 apart on the median. Almost everything people mean by “Basingstoke prices” is a statement about which side of that line they are shopping on.
The southern estates are not cheap. Kempshott, Buckskin, Hatch Warren and Beggarwood all sit above the borough median while being firmly in town. If your budget is the town median, you are looking north and east, not south.
Check what is being built nearby. The borough has to plan for 20,402 homes to 2042 and the two biggest allocations, northern and southern Manydown, sit on the west edge of the town next to Winklebury. What is proposed where is on the planning news page.
Price in the commute. An annual season ticket to London is £5,808 and station parking is another £1,533. That is £7,341 a year before you have bought a coffee, and it is the reason the price gap between here and Hart or Winchester is not larger. The detail is on the trains to London page.
How to read these numbers carefully
- Ward, not postcode district. Of the 2,077 sales in the seven postcode districts we pulled, 80 were in West Berkshire, not this borough, almost all of them in RG20 and RG26. One postcode could not be matched at all. A raw postcode table counts every one of them as Basingstoke.
- Whitchurch is missing, deliberately. RG28 is not in our postcode set, because it is already covered by our sister site in Andover, so the Whitchurch, Overton and Laverstoke ward figure would have been built entirely from Overton sales. We have left the ward off the chart rather than mislabel it. For the record, the 48 Overton sales we did catch had a median of £405,000.
- Outliers are real but useless. The largest home sale in this data was £8,823,694, a detached property in Burghclere. It is one reason the borough mean, £409,945, sits £44,945 above the median. Use the median.
- Commercial sales are excluded. Only detached, semi-detached, terraced and flat or maisonette transactions are counted. That removes 40 “other” transactions, including one of £27,540,031 recorded against an RG21 town-centre postcode.
- The last two months are under-counted. Sales take weeks to reach the register, so the most recent window always looks thinner than it eventually will.
Where these figures come from
Sale-by-sale prices are HM Land Registry Price Paid records for the twelve months to 30 June 2026, covering the RG20 to RG26 postcode districts, with every full postcode matched to a district, ward and parish through the postcodes.io lookup. Of 2,077 sales, 2,076 matched. The borough-level averages and annual changes are from the UK House Price Index for Basingstoke and Deane, area code E07000084, latest month May 2026.
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