House prices in 'RG1 2', Reading

This article reveals price per square metre data and various charts to help you understand current housing market in 'RG1 2' (Reading) - statistics were last calculated on 01 November 2024.

Defining 'RG1 2'

This analysis is limited to properties whose postcode starts with "RG1 2", this is also called the postcode sector. There are no official postcode sector names so I've just labelled it RG1 2, Reading. It is shown in red on the map below.

Want to change geography?

You can click on the map above to change to a neighbouring sector, or you can use the search form below.

Price per square metre

Knowing the average house price in RG1 2 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 September 2024, 92, Katesgrove Lane, Reading, RG1 2ND sold for £296,000. Given the internal area of 68 square metres recorded on the EPC, the price per sqm is £296,000 ÷ 68 sqm = £4,352.

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 RG1 2 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 'RG1 2' vs 'RG1'

The chart above is called a histogram, it helps you see the distribution of house price per sqm in RG1 2 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £4,350 to £4,500, £4,500 to £4,650, £4,650 to £4,800 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 147 sales that took place in RG1 2, Reading 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 RG1 2, Reading. Notably, only 25% of properties that sold recently were valued at more than £4,840 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of RG1 2 homes.

Box plot of £ per sqm for RG1 2

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. Reading. The chart above shows a boxplot for 'RG1 2' as well as the 'RG1' postcode district.

  • 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 'RG1 2' is £4,300.
  • 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 147 transactions in RG1 2, Reading half were sold for between £3,900 and £4,840 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; 147 for RG1 2, Reading.

    • Property price map for Reading

    Have a look at the interactive price map I created for myself. Use it to explore 'RG1 2' house prices all the way down to individual property plots.

    Property price heatmap for Reading
    House price map for Reading

    Reading house price forecasting

    I cannot tell what house prices will do in the future and don't believe anyone who says they can. However we can plot price trends, I have done this in the chart below for RG1 2 (Reading) compared with the wider postcode district of RG1. You can extrapolate from this based on your own views on future interest rates, inflation and other factors.

    House price index for RG1 2

    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 'RG1 2' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in RG1 2 and is set to 100 in 2004. I'm comparing the trends for RG1 2,Reading with the wider postcode district of RG1 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 Reading 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 RG1 2
    RG1 2 sector RG1 district
    Nominal Real Nominal Real
    20 yr per annum 3.0% 0.4% 2.9% 0.3%
    20 yr total 81.7% 7.6% 77.8% 5.3%
    10 yr per annum 3.0% 0.2% 2.7% -0.1%
    10 yr total 34.9% 2.4% 30.8% -0.7%
    5 yr per annum 1.9% -2.1% 1.2% -2.7%
    5 yr total 10.1% -9.9% 6.3% -13.0%
    1 yr per annum -2.7% -6.6% -1.1% -5.1%
    1 yr total -2.7% -6.6% -1.1% -5.1%

    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, RG1 2 sector have seen a 0.4% annual change when adjusted for inflation. This translates to a total change of 7.6% in real terms.
    • Over the past 5 years, RG1 district have seen a -2.7% annual change when adjusted for inflation. This translates to a total change of -13.0% in real terms.

    Most recent RG1 2 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
    Edgehill Street, Reading, RG1 2P 69 sqm £4,378 20
    Francis Street, Reading, RG1 2Q 76 sqm £4,091 19
    Sherman Road, Reading, RG1 2P 71 sqm £4,365 18
    Waldeck Street, Reading, RG1 2R 63 sqm £4,432 17
    Iliffe Close, Reading, RG1 2Q 73 sqm £3,925 17
    Mount Pleasant, Reading, RG1 2T 78 sqm £3,770 12
    Katesgrove Lane, Reading, RG1 2N 67 sqm £3,573 12
    Alpine Street, Reading, RG1 2P 69 sqm £4,228 10

    Search for your street here.

    Nearby geographies

    The table below shows how 'RG1 2' compares to the other postcode sectors in RG1.

    Sector Lower quartile Median Upper quartile Sales in last 2yr
    RG2 7 Reading £3,720 sqm £4,370 sqm £4,840 sqm 130
    RG2 0 Reading £3,720 sqm £4,120 sqm £4,670 sqm 207
    RG1 8 Reading £4,200 sqm £4,580 sqm £5,030 sqm 93
    RG1 7 Reading £3,370 sqm £4,020 sqm £4,580 sqm 199
    RG1 6 Reading £3,810 sqm £4,390 sqm £4,880 sqm 228
    RG1 5 Reading £3,770 sqm £4,310 sqm £4,760 sqm 173
    RG1 4 Reading £3,840 sqm £4,250 sqm £4,920 sqm 151
    RG1 3 Reading £3,910 sqm £4,960 sqm £6,080 sqm 250
    RG1 2 Reading £3,900 sqm £4,300 sqm £4,840 sqm 147
    RG1 1 Reading £5,360 sqm £5,760 sqm £6,650 sqm 33

    Raw data

    Our analysis of RG1 2 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
    92, Katesgrove Lane, Reading £296,000
    Sep-2024
    		 68 4,352
    81, Mount Pleasant, Reading £260,000
    Sep-2024
    		 76 3,421
    43, Mount Pleasant, Reading £325,000
    Aug-2024
    		 92 3,532

    See the entire list of all sales in RG1 2 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.