South East
Choose your view
Your area decision
Start with the current market in Basingstoke, Black Dam, its direction of travel and the mix of homes being sold. Use Compare, Save and Watch to narrow a shortlist.
The data, disclosure rules and publication thresholds stay the same; this changes how the evidence is organised.
Median price
£292,000
Eligible sales · trailing 24 months
Per square metre
£3,830/m²
Matched sales · trailing 24 months
5-year change
+3.0%
Rolling 12-month medians, five years apart
From rolling peak
-3.8%
Against the highest rolling 12-month median
Market read
The median sale in Basingstoke, Black Dam (RG21) was £292,000, which works out at roughly £3,830 per square metre. The district is trading 12.2% below the high set in 2020. Floor area varies far more than room counts suggest: properties recorded with 1 habitable rooms — bedrooms and receptions together — range from 23 to 58 m² here. At 6.5 times median local earnings, that is an unremarkable ratio. Gross rental yield runs at about 5.4%.
Floor-area evidence
Repeat EPC records in this area usually report similar floor areas.
Among 3,372 dwellings with repeat EPCs in Basingstoke, Black Dam, the typical recorded floor-area range was 3%. This describes the consistency of repeated records, not the condition or value of an individual home.
Market signal
Each point is the median of sales in the three months ending that month.
Market shape
Lower-quarter price
£205,000
25% of recent eligible sales were below this
Median price
See headline
Same 24-month sale population
Upper-quarter price
£375,000
25% of recent eligible sales were above this
Property types
£490,000
£4,441/m²
£190,000
£/m² withheld for evidence
£400,000
£4,291/m²
£310,000
£3,775/m²
Energy-rating evidence
These are matched-sale associations, not a valuation of energy efficiency. Each rating cell contains at least five sales.
£200,000
£3,284/m²
£291,000
£3,801/m²
£330,000
£3,908/m²
£284,500
£3,576/m²
Energy-transition evidence
This is the latest available EPC record for each identifiable certified dwelling, not a census of every home or an assessment of an individual property.
EPC sample
10,870
Latest certificate to 2 August 2026
Rated D–G
37%
Current EPC rating in the certificate sample
Potentially higher rating
59%
Potential EPC rating exceeds current rating
EPC potential values are modelled certificate outputs, not quotes for retrofit work, future bills, a value uplift or a letting/compliance conclusion. Source: Energy Performance of Buildings Register domestic certificates.
The space signal
Property listings describe homes by bedroom count, but that is not recorded in any public dataset. What is recorded is the number of habitable rooms — bedrooms and reception rooms together — and the total floor area. In Basingstoke, Black Dam, homes with the same number of habitable rooms vary enormously in size.
| Habitable rooms | Smaller (10th) | Typical | Larger (90th) | Sales |
|---|---|---|---|---|
| 1 | 23 m² | 29 m² | 58 m² | 116 |
| 2 | 34 m² | 46 m² | 60 m² | 577 |
| 3 | 53 m² | 62 m² | 73 m² | 1,071 |
| 4 | 63 m² | 82 m² | 95 m² | 926 |
| 5 | 76 m² | 89 m² | 105 m² | 1,049 |
| 6 | 86 m² | 105 m² | 126 m² | 289 |
| 7 | 105 m² | 126 m² | 159 m² | 129 |
| 8 | 144 m² | 176 m² | 238 m² | 70 |
| 9 | 140 m² | 194 m² | 249 m² | 41 |
| 10 | 185 m² | 239 m² | 263 m² | 11 |
The widest spread here is among homes with 1 habitable rooms, ranging from 23 to 58 m². Two properties advertised the same way can differ by more than half their floor area, which is why price per square metre is a more useful comparison than price alone.
Data current to 24 June 2026.