Cotswold Way, Reading house prices are built from 164 sales lodged with HM Land Registry, the oldest in 1996 and the most recent on 24 Nov 2025. The median price paid across the whole record is £230,000. Across the 11 years from 2014 to 2025 the median moved +44.6% in cash — but once inflation is taken out, the change in 2026 money is +3.0%.
Median price paid
£230,000
Change in cash, 2014–2025
+44.6%
Change in real terms
+3.0%
HM Land Registry164 salesLatest sale 24 Nov 2025
Section 01
How Cotswold Way, Reading prices moved
The chart tracks the median Cotswold Way, Reading house price for every year with a recorded sale, from 1996 to 2025. 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 | 3 | £114,975 | £255,299 |
| 2000s | 9 | £195,000 | £355,233 |
| 2010s | 4 | £294,000 | £414,540 |
| 2020s | 3 | £425,000 | £434,239 |
The highest yearly median on record for Cotswold Way, Reading is £470,000 in 2023; the lowest is £80,250 in 1996. Across the full 30-year record the cash median has moved from £80,250 to £425,000.
In 2026 money that first median is worth £174,081, so the real change over the whole record is +149.4% — about +3.20% 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: +44.6% in cash against +3.0% 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 |
|---|---|---|---|---|
| 54 | 24 Nov 2025 | Semi-detached | £550,000 | £561,957 |
| 115 | 14 Nov 2025 | Semi-detached | £410,000 | £418,913 |
| 131 | 8 Jul 2025 | Semi-detached | £425,000 | £434,239 |
| 164 | 23 May 2025 | Detached | £505,000 | £515,978 |
| 157 | 31 Mar 2025 | Semi-detached | £405,000 | £413,804 |
| 68 | 20 Mar 2025 | Detached | £650,000 | £664,130 |
| 150 | 7 Jan 2025 | Semi-detached | £365,000 | £372,935 |
| 151 | 18 Nov 2024 | Semi-detached | £436,000 | £458,776 |
| 129 | 24 May 2024 | Semi-detached | £390,000 | £410,373 |
| 83 | 23 Feb 2024 | Terraced | £290,000 | £305,149 |
| 89 | 13 Sep 2023 | Detached | £525,000 | £567,241 |
| 33 | 21 Apr 2023 | Terraced | £450,000 | £486,207 |
| 111 | 31 Mar 2023 | Semi-detached | £367,000 | £396,529 |
| 66 | 24 Feb 2023 | Detached | £557,500 | £602,356 |
| 79 | 18 Jan 2023 | Semi-detached | £470,000 | £507,816 |
| 154 | 30 Sep 2022 | Semi-detached | £456,000 | £528,316 |
| 71 | 31 Aug 2022 | Semi-detached | £380,000 | £440,263 |
| 36 | 23 Aug 2022 | Semi-detached | £425,000 | £492,399 |
| 9 | 27 Jul 2022 | Terraced | £400,000 | £463,435 |
| 126 | 5 Jul 2022 | Semi-detached | £330,000 | £382,334 |
| 54 | 4 Mar 2022 | Semi-detached | £482,000 | £558,439 |
| 5 | 21 Feb 2022 | Semi-detached | £540,000 | £625,637 |
| 140 | 26 Mar 2021 | Semi-detached | £422,000 | £533,172 |
| 11 | 10 Mar 2021 | Terraced | £470,000 | £593,817 |
| 99 | 16 Oct 2020 | Terraced | £290,000 | £375,482 |
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 Cotswold Way, Reading values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 54 Cotswold Way | £425,000 (2017) | £550,000 (2025) | +3.3% | -0.4% |
| 131 Cotswold Way | £195,000 (2003) | £425,000 (2025) | +3.6% | +0.7% |
| 164 Cotswold Way | £370,000 (2016) | £505,000 (2025) | +3.5% | 0.0% |
| 68 Cotswold Way | £220,000 (2001) | £650,000 (2025) | +4.6% | +1.8% |
| 150 Cotswold Way | £165,000 (2003) | £365,000 (2025) | +3.7% | +0.8% |
| 89 Cotswold Way | £325,000 (2010) | £525,000 (2023) | +3.8% | +0.7% |
| 33 Cotswold Way | £230,000 (2012) | £450,000 (2023) | +6.3% | +3.2% |
| 111 Cotswold Way | £158,000 (2003) | £367,000 (2023) | +4.3% | +1.4% |
| 66 Cotswold Way | £156,000 (1998) | £557,500 (2023) | +5.2% | +2.5% |
| 79 Cotswold Way | £279,950 (2007) | £470,000 (2023) | +3.3% | +0.3% |
| 154 Cotswold Way | £110,950 (1999) | £456,000 (2022) | +6.3% | +3.8% |
| 36 Cotswold Way | £165,500 (2001) | £425,000 (2022) | +4.6% | +2.0% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Cotswold Way, Reading 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 |
|---|---|---|---|---|
| Semi-detached | 114 | 69.5% | £220,000 | £26,500 – £550,000 |
| Detached | 32 | 19.5% | £237,500 | £97,000 – £650,000 |
| Terraced | 18 | 11.0% | £270,000 | £135,950 – £470,000 |
Section 06
Ownership and new build in Cotswold Way, Reading
0 of the sales on record are leasehold and 164 freehold — 0.0% 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.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 0 | 0.0% | — |
| Freehold | 164 | 100.0% | £230,000 |
| New build | 1 | 0.6% | £175,000 |
| Existing home | 163 | 99.4% | £230,000 |
New builds sold for less than the median existing home — -23.9%. 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 2 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 Cotswold Way, Reading
Every certificate carries an energy efficiency band as well as a floor area. Across Reading, 48.1% of 91,244 certificates sit in bands A to C, and 3.4% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 312 | 0.3% |
| B | 13,004 | 14.3% |
| C | 30,549 | 33.5% |
| D | 32,934 | 36.1% |
| E | 11,379 | 12.5% |
| F | 2,306 | 2.5% |
| G | 760 | 0.8% |
The Office for National Statistics puts the mean private rent in Reading at £1,573 a month as of Jun 2026 — £1,115 for a one-bedroom home and £1,669 for three bedrooms.
Against the median sale of £230,000 here, that rent is a gross yield of 8.21% 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 RG31, 108 crimes were recorded in Jun 2026: 50 violent, 4 burglary, 3 vehicle-related and 8 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 1.5 times quieter.
Against the 174,224 residents the 2021 census counted in Reading, that is 0.62 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 Cotswold Way, Reading
The 2021 census counted 174,224 residents in Reading across 67,683 households. 51.7% of those households own their home and 48.1% rent — a split the sold record cannot show, because only owners appear in it.
13 state and independent schools have a RG31 postcode: 11 primary, 2 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 |
|---|---|---|---|
| Little Heath School | Secondary | Voluntary aided school | 1,682 |
| Denefield School | Secondary | Academy converter | 1,171 |
| Birch Copse Primary School | Primary | Community school | 420 |
| Park Lane Primary School | Primary | Community school | 388 |
| Springfield Primary School | Primary | Community school | 330 |
| St Paul's Catholic Primary School | Primary | Voluntary aided school | 279 |
| Calcot Junior School | Primary | Community school | 264 |
| Westwood Farm Junior School | Primary | Community school | 235 |
| Calcot Infant School and Nursery | Primary | Community school | 217 |
| Downsway Primary School | Primary | Community school | 213 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Tilehurst Rail Station | Rail | 2.0 km |
| Theale Rail Station | Rail | 3.2 km |
| Reading West Rail Station | Rail | 3.9 km |
| Pangbourne Rail Station | Rail | 4.5 km |
Section 09
How Cotswold Way, Reading compares
The median across the whole archive is £157,500. Cotswold Way, Reading sits above that national figure — +46.0%.
Within Reading the street ranks 2004 of 3510 by median price, and its median is above the town figure of £220,000 (+4.5%).
No EPC floor areas could be matched to these sales, so no price per square metre is published here. An estimate would be a guess, and the archive does not publish guesses.
The full range on record runs from £26,500 to £650,000. 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.
Cotswold Way, Reading sits in Reading, in the South East.
The Office for National Statistics puts the median home in Reading at 7.1 times median local earnings of £49,062 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
- Overdown Road£250,000 median
- Kentwood Hill£208,000 median
- Park Lane£228,475 median
- Armour Hill£148,000 median
- School Road£240,000 median
- City Road£215,000 median
- Pegasus Court£179,975 median
- Fairford Road£237,500 median
- Armour Road£203,250 median
- Westwood Road£320,000 median
- Lower Elmstone Drive£140,250 median
- Starlings Drive£153,500 median
- Sweet Briar Drive£140,000 median
- Pemberton Gardens£185,000 median
- Long Lane£418,750 median
- Devonshire Gardens£196,000 median
Addresses with more than one recorded sale
- 150 Cotswold Way4 sales
- 5 Cotswold Way4 sales
- 143 Cotswold Way4 sales
- 54 Cotswold Way3 sales
- 33 Cotswold Way3 sales
- 66 Cotswold Way3 sales
- 36 Cotswold Way3 sales
- 9 Cotswold Way3 sales
- 140 Cotswold Way3 sales
- 88 Cotswold Way3 sales
- 139 Cotswold Way3 sales
- 103 Cotswold Way3 sales
- 138 Cotswold Way3 sales
- 134 Cotswold Way3 sales
- 131 Cotswold Way2 sales
- 164 Cotswold Way2 sales
- 68 Cotswold Way2 sales
- 89 Cotswold Way2 sales
- 111 Cotswold Way2 sales
- 79 Cotswold Way2 sales
- 154 Cotswold Way2 sales
- 11 Cotswold Way2 sales
- 52 Cotswold Way2 sales
- 135 Cotswold Way2 sales
Back to Reading house prices.
Quick answers
Common questions about this data
What is the average house price in Cotswold Way, Reading?
The median price paid in Cotswold Way, Reading across every sale on the register is £230,000. 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 Cotswold Way, Reading?
164 sales are on record for Cotswold Way, Reading, the most recent completing on 24 Nov 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Cotswold Way, Reading house prices actually risen?
In cash, the median rose +44.6% between 2014 and 2025. In 2026 money — that is, after inflation — the change is +3.0%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Cotswold Way, Reading house prices at their highest?
The highest yearly median on record is £470,000, set in 2023. 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 Cotswold Way, Reading?
No EPC floor areas could be matched to these sales, so no price per square metre is published for this area. Nothing is estimated to fill the gap.
How current is this data?
The latest sale shown here completed on 24 Nov 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, “Cotswold Way, Reading 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.