River Terrace, Henley-on-thames house prices are built from 71 sales lodged with HM Land Registry, the oldest in 1998 and the most recent on 16 Sep 2025. The median price paid across the whole record is £220,000. Across the 8 years from 1998 to 2006 the median moved +102.7% in cash — but once inflation is taken out, the change in 2026 money is +74.1%.
Median price paid
£220,000
Change in cash, 1998–2006
+102.7%
Change in real terms
+74.1%
Median per m²
£3,888
HM Land Registry71 sales20 with floor areaLatest sale 16 Sep 2025
Section 01
How River Terrace, Henley-on-thames prices moved
The chart tracks the median River Terrace, Henley-on-thames house price for every year with a recorded sale, from 1998 to 2006. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 2 | £110,000 | £244,252 |
| 2000s | 2 | £215,000 | £391,667 |
The highest yearly median on record for River Terrace, Henley-on-thames is £223,000 in 2006; the lowest is £110,000 in 1998. Across the full 9-year record the cash median has moved from £110,000 to £223,000.
In 2026 money that first median is worth £228,088, so the real change over the whole record is +74.1% — about +7.17% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +102.7% in cash against +74.1% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| Flat 2 3 | 16 Sep 2025 | Flat or maisonette | £500,000 | £510,870 |
| Flat 3 5 | 31 Mar 2025 | Flat or maisonette | £425,000 | £434,239 |
| Flat 3 1 | 28 Mar 2025 | Flat or maisonette | £375,000 | £383,152 |
| Garden Flat 2 | 14 Feb 2025 | Flat or maisonette | £420,000 | £429,130 |
| Flat 3 7 | 3 Dec 2021 | Flat or maisonette | £375,000 | £473,790 |
| Flat 1 7 | 15 Mar 2021 | Flat or maisonette | £700,000 | £884,409 |
| Flat 4 2 | 7 Aug 2020 | Flat or maisonette | £350,000 | £453,168 |
| Flat 4 2 | 13 Dec 2019 | Flat or maisonette | £272,000 | £355,770 |
| Flat 2 3 | 18 Jan 2019 | Flat or maisonette | £450,000 | £588,590 |
| Flat 3 7 | 12 Oct 2017 | Flat or maisonette | £350,000 | £476,351 |
| Garden Flat 1 | 15 Jul 2016 | Flat or maisonette | £410,000 | £572,376 |
| Garden Flat 6 | 10 Jun 2016 | Flat or maisonette | £480,000 | £670,099 |
| 4 | 14 Jan 2015 | Terraced | £1,500,000 | £2,115,000 |
| Flat 5 6 | 7 Nov 2014 | Flat or maisonette | £359,000 | £514,944 |
| Flat 4 6 | 8 Oct 2014 | Flat or maisonette | £300,000 | £430,315 |
| Flat 2 1 | 10 Apr 2014 | Flat or maisonette | £295,000 | £423,143 |
| Flat 1 1 | 21 Mar 2014 | Flat or maisonette | £380,000 | £545,066 |
| Flat 3 1 | 14 Jun 2013 | Flat or maisonette | £275,000 | £400,982 |
| Flat 1 1 | 31 Jan 2013 | Flat or maisonette | £244,800 | £356,947 |
| Flat 5 6 | 19 Aug 2010 | Flat or maisonette | £290,000 | £463,080 |
| Flat 3 5 | 23 Jul 2010 | Flat or maisonette | £240,000 | £383,239 |
| Flat 2 5 | 8 Mar 2010 | Flat or maisonette | £220,000 | £351,302 |
| 4 | 11 Dec 2009 | Terraced | £901,000 | £1,480,664 |
| Flat 4 1 | 14 May 2009 | Flat or maisonette | £240,000 | £394,406 |
| Flat 4 6 | 25 Sep 2008 | Flat or maisonette | £215,000 | £360,893 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to River Terrace, Henley-on-thames values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| FLAT 2 3 River Terrace | £155,000 (2000) | £500,000 (2025) | +4.8% | +2.0% |
| FLAT 3 5 River Terrace | £72,000 (1996) | £425,000 (2025) | +6.3% | +3.6% |
| FLAT 3 1 River Terrace | £199,950 (2004) | £375,000 (2025) | +3.0% | +0.2% |
| FLAT 3 7 River Terrace | £215,000 (2004) | £375,000 (2021) | +3.3% | +1.0% |
| FLAT 4 2 River Terrace | £110,000 (1998) | £350,000 (2020) | +5.4% | +3.2% |
| GARDEN FLAT 6 River Terrace | £128,000 (1998) | £480,000 (2016) | +7.6% | +5.3% |
| 4 River Terrace | £350,000 (1996) | £1,500,000 (2015) | +8.0% | +5.5% |
| FLAT 5 6 River Terrace | £72,500 (1995) | £359,000 (2014) | +8.8% | +6.3% |
| FLAT 4 6 River Terrace | £215,000 (2008) | £300,000 (2014) | +5.7% | +3.0% |
| FLAT 2 1 River Terrace | £160,000 (2001) | £295,000 (2014) | +4.8% | +2.3% |
| FLAT 1 1 River Terrace | £53,500 (1995) | £380,000 (2014) | +10.9% | +8.3% |
| FLAT 5 2 River Terrace | £180,000 (1999) | £295,000 (2007) | +6.4% | +4.3% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. River Terrace, Henley-on-thames is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Flat or maisonette | 64 | 90.1% | £220,000 | £52,500 – £700,000 |
| Terraced | 7 | 9.9% | £200,000 | £53,500 – £1,500,000 |
Section 06
Ownership and new build in River Terrace, Henley-on-thames
68 of the sales on record are leasehold and 3 freehold — 95.8% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £215,000 and the median freehold sale £901,000 — a gap of +319.1%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 68 | 95.8% | £215,000 |
| Freehold | 3 | 4.2% | £901,000 |
| New build | 2 | 2.8% | £136,225 |
| Existing home | 69 | 97.2% | £223,000 |
New builds sold for less than the median existing home — -38.9%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 6 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in River Terrace, Henley-on-thames
Every certificate carries an energy efficiency band as well as a floor area. Across Buckinghamshire, 47.8% of 262,827 certificates sit in bands A to C, and 4.4% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 1,146 | 0.4% |
| B | 36,297 | 13.8% |
| C | 88,289 | 33.6% |
| D | 90,049 | 34.3% |
| E | 35,486 | 13.5% |
| F | 9,381 | 3.6% |
| G | 2,179 | 0.8% |
The Office for National Statistics puts the mean private rent in Buckinghamshire at £1,476 a month as of Jun 2026 — £1,035 for a one-bedroom home and £1,603 for three bedrooms.
Against the median sale of £220,000 here, that rent is a gross yield of 8.05% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of RG9, 12 crimes were recorded in Jun 2026: 4 violent, 0 burglary, 1 vehicle-related and 1 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 13.9 times quieter.
Against the 553,078 residents the 2021 census counted in Buckinghamshire, that is 0.02 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around River Terrace, Henley-on-thames
The 2021 census counted 553,078 residents in Buckinghamshire across 220,327 households. 71.3% of those households own their home and 28.7% rent — a split the sold record cannot show, because only owners appear in it.
11 state and independent schools have a RG9 postcode: 9 primary, 1 16 plus, 1 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Gillotts School | Secondary | Academy converter | 934 |
| Trinity Church of England Primary School | Primary | Voluntary controlled school | 301 |
| Frieth Church of England Combined School | Primary | Voluntary aided school | 185 |
| Nettlebed Community School | Primary | Community school | 165 |
| Valley Road School | Primary | Community school | 165 |
| Shiplake Church of England School | Primary | Voluntary aided school | 154 |
| Badgemore Primary School | Primary | Academy converter | 124 |
| Sacred Heart Catholic Primary School, Henley-on-Thames | Primary | Voluntary aided school | 108 |
| Peppard Church of England Primary School | Primary | Voluntary controlled school | 61 |
| Stoke Row CofE Primary School | Primary | Voluntary aided school | 50 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Henley-on-Thames Rail Station | Rail | 2.1 km |
| Shiplake Rail Station | Rail | 4.8 km |
| Wargrave Rail Station | Rail | 6.2 km |
| Twyford Rail Station | Rail | 8.8 km |
Section 09
How River Terrace, Henley-on-thames compares
The median across the whole archive is £157,500. River Terrace, Henley-on-thames sits above that national figure — +39.7%.
Within Henley-on-thames the street ranks 287 of 301 by median price, and its median is below the town figure of £400,000 (-45.0%).
Where an EPC floor area could be matched to the sale, the median works out at £3,888 per square metre, across 20 of the 71 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £52,500 to £1,500,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
River Terrace, Henley-on-thames sits in Buckinghamshire, in the South East.
The Office for National Statistics puts the median home in Buckinghamshire at 11.3 times median local earnings of £40,365 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Streets nearby
- Reading Road£319,500 median
- Greys Road£284,000 median
- St Andrews Road£480,000 median
- Station Road£462,500 median
- Kings Road£387,500 median
- St Marks Road£605,000 median
- Harpsden Road£293,000 median
- Ancastle Green£294,250 median
- Wargrave Road£385,000 median
- Shiplake Bottom£350,000 median
- Fairmile£375,000 median
- Greys Hill£322,500 median
- Phyllis Court Drive£375,000 median
- Gravel Hill£240,000 median
- Park Road£250,000 median
- Deanfield Road£418,750 median
Addresses with more than one recorded sale
- FLAT 5, 6 River Terrace6 sales
- FLAT 1, 1 River Terrace6 sales
- FLAT 3, 7 River Terrace5 sales
- FLAT 2, 6 River Terrace5 sales
- FLAT 3, 6 River Terrace5 sales
- FLAT 3, 5 River Terrace4 sales
- FLAT 3, 1 River Terrace4 sales
- FLAT 2, 3 River Terrace3 sales
- FLAT 4, 2 River Terrace3 sales
- GARDEN FLAT, 6 River Terrace3 sales
- 4 River Terrace3 sales
- FLAT 2, 1 River Terrace3 sales
- FLAT 1, 3 River Terrace3 sales
- FLAT 4, 6 River Terrace2 sales
- FLAT 5, 2 River Terrace2 sales
- FLAT 1, 5 River Terrace2 sales
- FLAT 3, 3 River Terrace2 sales
- FLAT 2, 7 River Terrace2 sales
Back to Henley-on-thames house prices.
Quick answers
Common questions about this data
What is the average house price in River Terrace, Henley-on-thames?
The median price paid in River Terrace, Henley-on-thames across every sale on the register is £220,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in River Terrace, Henley-on-thames?
71 sales are on record for River Terrace, Henley-on-thames, the most recent completing on 16 Sep 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have River Terrace, Henley-on-thames house prices actually risen?
In cash, the median rose +102.7% between 1998 and 2006. In 2026 money — that is, after inflation — the change is +74.1%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were River Terrace, Henley-on-thames house prices at their highest?
The highest yearly median on record is £223,000, set in 2006. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in River Terrace, Henley-on-thames?
£3,888 per square metre, from the 20 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 16 Sep 2025. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “River Terrace, Henley-on-thames house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.