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21 Highdowns, Hatch Warren, Basingstoke, RG22 4RH

5 sales on record

Estimated value

£274,000

  • Since the 2009 sale (£166,000)+65%
  • Against RG22 4RH's recent median (£300,000)-9%

Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
2
Floor area
55 m²
593 sq ft
Energy rating
C
Score 78
Council tax
Band C
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£274,000

  • Against its 2009 sale (£166,000)+65%
  • Against RG22 4RH's recent median (£300,000)-9%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Highdowns is modelled from its 55 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG22 4RH. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    55 m² from the EPC lodged in August 2009

  • Sales of this home

    5 sales recorded, the latest in 2009

  • Recent sales in RG22 4RH

    5 sales, median £300,000 (2025–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

21 Highdowns has more than doubled in price since the earliest registered sale in 1998.

Sales timeline

  1. 11 December 2009Most recent

    £166,000

    -6.5%over 2 years

  2. 14 December 2006

    £177,500

    +83.9%over 6 years

  3. 7 June 2000

    £96,500

    +19.1%over 1 year

  4. 5 April 1999

    £81,000

    +10.2%over 1 year

  5. 13 February 1998

    £73,500

Median price across the last 5 sales in RG22 4RH: £300,000 (2025–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for 21 Highdowns, Hatch Warren, Basingstoke, RG22 4RH. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About 21 Highdowns

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

21 Highdowns is a two-bedroom mid-terrace house in Hatch Warren, Basingstoke, Basingstoke (RG22 4RH). It has a recorded floor area of 55 m² (around 593 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (August 2009) shows a C (score 78), near the top of the C band. The latest certificate is from August 2009, so improvements made since then won't be reflected. Other recorded features include a balcony.

Untraded for 17 years, with the last transfer in December 2009. Across the public record there are 5 sales, relatively high churn for a single property. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 1998–2009, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £274,000 sits 65.1% above the 2009 sale of £166,000. On a £-per-square-foot basis, the last sale (£280/sq ft) was about 29.2% above the typical sold price in the postcode. At 55 m² it sits well below the postcode median (90 m² across 49 EPCs), making it one of the more compact homes locally.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms2
  • Dining roomYes
  • CloakroomYes

Outside

  • Private gardenFront and rear
  • ParkingOff road
  • BalconyYes

Building

  • Central heatingYes
  • RefurbishedYes
Before you decide

Everything you need to know about 21 Highdowns

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

21 Highdowns's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 10 Aug 2019

Current Certificate
Aug 2009

EPC Rating

A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.7 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 10 August 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 21 Highdowns, Hatch Warren, Basingstoke, RG22 4RH, sourced from the PlanIt planning register.

21 Highdowns has no planning applications on record.

3

But the area is active

3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Highdowns homes

Four headline reads against 49 similar houses on this street, drawn from the latest EPC and Land Registry data.

21 Highdowns outperforms the street on epc rating by a wide margin.

Price per m²

£3,015

Street avg £3,319

On par

Floor Area

55 m²

Street avg 91 m²

Below

Habitable Rooms

3 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

1.7 t/year

Street avg 4.0 t/year

Strongly above
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Basingstoke district page.
Full Basingstoke report

Crime

235/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Highdowns — bus stop.

Closest school

0.5 km

St Mark's Church of England Primary School. 16 schools nearby.

Nearest schools

  • St Mark's Church of England Primary SchoolPrimary547m
  • Hatch Warren Junior SchoolPrimary678m
  • Hatch Warren Infant SchoolPrimary689m
  • Manor Field Junior SchoolPrimary1.1km

Nearest stops

  • HighdownsBus stop92m
  • The CroftsBus stop92m
  • Danebury RoadBus stop153m
  • Belmont HeightsBus stop242m

Most reported crime locally

  • Violence & Sexual Offences1,500 reports46%
  • Anti-social Behaviour424 reports13%
  • Public Order260 reports8%
  • Criminal Damage & Arson251 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG22 4RH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG22 4RH

Daytime· 07:00 – 23:00

55.8dB

Moderate
Night-time road noise heatmap for RG22 4RH

Night-time· 23:00 – 07:00

45.4dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryMid-Terrace HouseEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £545 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£198k

1 Bliss Close

RG22 4EJ

2 bed1 bath
£399k

1 Birches Crest, Hatch Warren

RG22 4RP

2 bed
£314k

1 Barry Way

RG22 4NQ

3 bed
£325k

1 Brahms Road

RG22 4JH

3 bed
£333k

1 Berkeley Drive

RG22 4NS

3 bed1 bath
£335k

1 Bernstein Road

RG22 4ND

3 bed1 bath
£341k

1 Beethoven Road

RG22 4BP

3 bed
£354k

1 Arcadia Close, Beggarwood

RG22 4AJ

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 21 Highdowns is modelled from its 55 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG22 4RH. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 5 sales are recorded for 21 Highdowns. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 21 Highdowns was lodged in August 2009 at band C and expired in August 2019, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 21 Highdowns. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from RG22 4RH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
21 Highdowns is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Highdowns, Hatch Warren, Basingstoke, RG22 4RH. Each answer is also embedded as structured data for search engines.

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