House prices in SO21 (Colden Common)

Price per square metre data and charts to help you understand the housing market in SO21 - stats were last calculated on 01 December 2025.

Defining 'SO21'

This analysis is limited to properties whose postcode starts with "SO21", this is also called the postcode district. There are no official postcode district names so I've just labelled it SO21, Colden Common. It is shown in red on the map below.

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Price per square metre

Knowing the average house price in SO21 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in October 2025, 11, Roberts Road, Colden Common, SO21 3RY sold for £325,000. Given the internal area of 87 square metres recorded on the EPC, the price per sqm is £325,000 ÷ 87 sqm = £3,735.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on SO21 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for houses vs flats in SO21

The chart above is called a histogram, it helps you see the distribution of house price per sqm in SO21 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £4,800 to £5,000, £5,000 to £5,200, £5,200 to £5,400 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 356 sales that took place in SO21, in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in SO21, Colden Common. Notably, only 25% of properties that sold recently were valued at more than £5,520 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of SO21 homes.

Box plot of £ per sqm for SO21

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Colden Common. The chart above shows a boxplot for 'SO21' as well as the 'SO' postcode area.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'SO21' is £4,790.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 356 transactions in SO21, Colden Common half were sold for between £4,060 and £5,520 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 356 for SO21, Colden Common.

    • Property price map for Colden Common

    Have a look at the interactive price map I created for myself. Use it to explore 'SO21' house prices all the way down to individual property plots.

    Property price heatmap for Colden Common
    House price map for Colden Common

    Will SO21 house prices drop in 2025?

    House prices in SO21 grew 5.0% in the last year, 1.0% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in SO21 (Colden Common) compared with the wider postcode area 'SO'.You can extrapolate from this based on your own views.

    House price index for SO21

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'SO21' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in SO21 and is set to 100 in 2004. The chart compares trends for SO21, Colden Common against those of the broader postcode area 'SO'. What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Winchester local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for SO21
    SO area SO21 district
    Nominal Real Nominal Real
    20 yr per annum 2.9% 0.1% 3.4% 0.6%
    20 yr total 77.3% 2.8% 95.9% 13.5%
    10 yr per annum 2.9% -0.2% 2.8% -0.3%
    10 yr total 33.2% -2.2% 31.8% -3.2%
    5 yr per annum 2.5% -2.0% 3.5% -1.0%
    5 yr total 13.0% -9.4% 18.7% -4.8%
    1 yr per annum 0.8% -3.0% 5.0% 1.0%
    1 yr total 0.8% -3.0% 5.0% 1.0%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, SO area have seen a 0.1% annual change when adjusted for inflation. This translates to a total change of 2.8% in real terms.
    • Over the past 5 years, SO21 district have seen a -1.0% annual change when adjusted for inflation. This translates to a total change of -4.8% in real terms.

    Most recent SO21 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Main Road, , SO21 2J 133 sqm £4,671 17
    Downs Road, , SO21 3E 146 sqm £4,613 15
    Queen Street, , SO21 1Q 121 sqm £6,524 10
    Roberts Road, , SO21 3R 112 sqm £3,596 9
    Sandyfields Lane, , SO21 1F 84 sqm £4,451 9
    Wrights Close, , SO21 3H 101 sqm £5,829 9
    Southdown Road, , SO21 2B 191 sqm £4,931 8
    Badgers Bolt, , SO21 1G 87 sqm £4,660 8

    Search for your street here.

    Nearby geographies

    The table below shows how 'SO21' compares to the other postcode districts nearby 'SO21'.

    District Lower quartile Median Upper quartile Sales in last 2yr
    SP11 Ludgershall £3,160 sqm £3,740 sqm £4,280 sqm 933
    SO53 Chandlers Ford £3,740 sqm £4,350 sqm £4,910 sqm 795
    SO52 North Baddesley £3,840 sqm £4,360 sqm £4,880 sqm 203
    SO51 Romsey £3,930 sqm £4,520 sqm £5,200 sqm 834
    SO50 Eastleigh £3,160 sqm £3,740 sqm £4,300 sqm 1,314
    SO45 Hythe £3,240 sqm £3,740 sqm £4,370 sqm 809
    SO43 Lyndhurst £4,410 sqm £4,940 sqm £6,030 sqm 124
    SO42 Brockenhurst £4,610 sqm £5,900 sqm £7,230 sqm 105
    SO41 Milford On Sea £4,320 sqm £5,180 sqm £6,020 sqm 931
    SO40 Totton £3,480 sqm £4,070 sqm £4,690 sqm 1,126

    Raw data

    Our analysis of SO21 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    11, Roberts Rd, £325,000
    Oct-2025
    		 87 3,735
    Flat 5 Harvest Court, Mill Pl, £245,000
    Oct-2025
    		 65 3,769
    59, Badgers Bolt, £440,000
    Oct-2025
    		 103 4,271

    See the entire list of all sales in SO21 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.