The middle home in Bracknell town sold for £365,000, but Warfield's was £492,500 and Binfield's £471,000. Medians for every parish and ward in the borough.
Asking prices are what sellers hope for. What matters is what homes actually change hands for, and every completed sale in England and Wales is recorded by HM Land Registry and published. This page reads those records for Bracknell Forest: the official borough average, and then the thing the average hides, which is that the new town is the cheapest part of its own borough.
Two things to fix before the numbers. First, Bracknell Forest is a unitary authority covering far more than Bracknell itself. Binfield, Warfield, Winkfield, Crowthorne and Sandhurst are all in it, and they do not price like the town. Second, the four postcodes people use for “Bracknell” are not the same thing as the borough. RG12 and GU47 sit wholly inside it, but RG45 is shared with Wokingham and RG42 is split three ways with Wokingham and Windsor and Maidenhead, so everything below is filtered to sales the Land Registry records inside Bracknell Forest.
The headline figure
The average home in Bracknell Forest sold for £401,886 in May 2026, the most recent month published in the UK House Price Index. That is up 0.5% over the year.
The more interesting number is the one against the peak. Bracknell Forest topped out at £406,621 in November 2022. Three and a half years later the average is £4,735, or 1.2%, below that peak in cash terms. Neighbouring Wokingham is still falling, down 3.0% over the same twelve months. On the official index, Bracknell Forest has very nearly got its 2022 price back, and almost nowhere else in Berkshire has.
What it means for you
If you are buying a flat, this is the one part of the market still going backwards. Flats and maisonettes in the borough fell 2.1% over the year to an average of £219,385. Semi-detached houses rose 2.2% to £455,875 and terraces rose 1.6% to £356,845.
If you are selling a house, the index says you are slightly ahead of where you were twelve months ago, and roughly back at 2022.
If you are a first-time buyer, the average first-time-buyer purchase in Bracknell Forest was £326,252 in May 2026. That is £34,157 more than the average price of any home in England, and £25,811 more than the average first-time-buyer purchase across the South East.
Prices by property type
Borough averages for May 2026 from the UK House Price Index:
- Detached houses: £748,577. Up 0.4% over the year. Concentrated in Warfield, Winkfield, Binfield and the Crowthorne pine belt.
- Semi-detached houses: £455,875. Up 2.2%, the strongest riser in the borough.
- Terraced houses: £356,845. Up 1.6%, and the borough’s biggest single category by number of sales.
- Flats and maisonettes: £219,385. Down 2.1%, the only type falling.
What each part of the borough actually sells for
This is where the borough average stops being useful.
The table below is our own analysis of 1,352 residential sales recorded inside Bracknell Forest that completed between 1 July 2025 and 30 June 2026, taken from HM Land Registry Price Paid data. It shows the median, the middle sale, which one very large transaction cannot distort. The borough median over that period was £405,000; the mean over the same sales was £435,799, and the £30,799 gap between those two numbers is why this page uses the median.
| Parish | Roughly | Median | Sales |
|---|---|---|---|
| Warfield | Newell Green, Whitegrove, Maize Lane and the Warfield Park edge | £492,500 | 149 |
| Binfield | Binfield village, Popeswood, Amen Corner and Jennett's Park | £471,000 | 152 |
| Sandhurst | Sandhurst, Owlsmoor, College Town and Little Sandhurst | £445,000 | 224 |
| Crowthorne | Crowthorne village, Dukes Ride and Buckler's Park | £435,000 | 108 |
| Winkfield | Winkfield, Chavey Down, North Ascot and Cranbourne | £400,000 | 127 |
| Bracknell | The unparished town: Easthampstead, Priestwood, Bullbrook, Great Hollands, Harmans Water, Crown Wood, Hanworth | £365,000 | 592 |
Bracknell town is the cheapest part of Bracknell Forest, and it is not close. Warfield’s middle home sold for £127,500 more than the town’s. Every single parish in the borough outsells the town that gives the borough its name, and the town accounts for 44% of all the sales.
Ward by ward
Fifteen wards had enough sales to be worth reporting. The spread between the top and the bottom is £232,500.
| Ward | Median | Sales |
|---|---|---|
| Binfield North & Warfield West | £562,500 | 128 |
| Winkfield & Warfield East | £547,500 | 28 |
| Sandhurst | £465,000 | 106 |
| Binfield South & Jennett's Park | £450,000 | 150 |
| Owlsmoor & College Town | £438,000 | 118 |
| Crowthorne | £435,000 | 108 |
| Whitegrove | £435,000 | 71 |
| Priestwood & Garth | £390,000 | 79 |
| Harmans Water & Crown Wood | £380,000 | 77 |
| Easthampstead & Wildridings | £375,000 | 102 |
| Swinley Forest | £366,500 | 100 |
| Hanworth | £360,000 | 101 |
| Great Hollands | £350,000 | 65 |
| Bullbrook | £344,000 | 52 |
| Town Centre & The Parks | £330,000 | 67 |
Town Centre and The Parks is the cheapest ward in the borough, at a £330,000 median, and that is a flat market rather than a house market: it takes in the 1960s and 1970s blocks around the ring and the newer conversions in the office towers. Binfield North and Warfield West is the most expensive, at £562,500, which is £232,500 more for the middle home eight miles away.
Postcode by postcode
| Outcode | Mainly | Median | Sales |
|---|---|---|---|
| RG42 | Binfield, Warfield, Winkfield and Bracknell's northern edge | £465,000 | 367 |
| GU47 | Sandhurst, Owlsmoor and College Town | £445,000 | 221 |
| RG45 | Crowthorne | £440,000 | 111 |
| RG12 | Bracknell town | £365,000 | 653 |
A warning about these four postcodes if you are searching them on a portal. Another 100 home sales in the same outcodes were not in Bracknell Forest at all. Ninety-four were in Wokingham Without parish, at a £513,500 median, and six in Finchampstead, at £771,500. Both are Wokingham borough. If you filter a property search by RG42 or RG45 alone, you will be pricing a different council area, with different bin days, council tax and school catchments.
By postcode sector, the top was RG42 5 (Warfield and Newell Green) at £576,062 across 48 sales, and RG42 6 (Winkfield and Chavey Down) at £570,000 across 25. The bottom was RG12 8 (Great Hollands and Hanworth) at £362,250 across 132 sales, and RG12 7 (Easthampstead, Crown Wood and Harmans Water) at £365,000 across 212, the busiest sector in the borough.
Flats and houses: the £140,000 step
| Type | Median | Sales | Share of sales |
|---|---|---|---|
| Detached | £625,000 | 349 | 26% |
| Semi-detached | £450,000 | 258 | 19% |
| Terraced | £370,000 | 472 | 35% |
| Flat or maisonette | £230,000 | 273 | 20% |
The step from a flat to a terrace is £140,000 borough-wide, and the step from a terrace to a semi another £80,000. Where you take that step matters as much as the step itself:
- A terraced house was £370,000 in Bracknell town and in Sandhurst, £385,000 in Warfield, £406,225 in Binfield and £440,000 in Crowthorne.
- A flat was £209,500 in Bracknell town, £230,000 in Sandhurst, £260,000 in Binfield, £270,000 in Crowthorne and £305,000 in Warfield.
- A detached house ran from £585,000 in the town to £677,500 in Crowthorne.
Crowthorne is the pattern worth noticing: it has the borough’s dearest terrace and its dearest detached house, on only 108 sales. Wellington College, the Crowthorne end of the pines and a station on the Reading line do a lot of work there.
Street level
On streets with at least six recorded sales in the year, the highest medians were Crozier Lane in RG42 (£722,500 across six sales), Bluebell Way in RG42 (£592,312 across six) and College Road in Sandhurst (£550,000 across 11).
The lowest were The Ring in the town centre (£182,500 across six) and Kelvin Gate (£184,000 across 10), both flat-heavy addresses inside the built-up core.
The single largest sale recorded in the borough in the window was a detached house on Chavey Down Road, RG42 7, at £1,960,000.
How Bracknell Forest compares
| Area | Average price | Annual change |
|---|---|---|
| Windsor and Maidenhead | £584,743 | +0.2% |
| Wokingham | £495,261 | -3.0% |
| Surrey Heath | £457,454 | +6.0% |
| Bracknell Forest | £401,886 | +0.5% |
| South East | £381,311 | +1.2% |
| Reading | £351,267 | -2.4% |
| England | £292,095 | +2.3% |
Bracknell Forest is £109,791 above the England average, £20,575 above the South East average and £93,375 below Wokingham. That is the practical summary: expensive by national standards, close to par for the South East, and the cheapest way into this stretch of Berkshire other than Reading itself.
Frequently asked questions
What is the average house price in Bracknell?
£401,886 in May 2026 across Bracknell Forest borough, according to the UK House Price Index, up 0.5% over the year. On completed sales in the year to June 2026, the median sale inside the borough was £405,000 across 1,352 transactions. For Bracknell town on its own the median was £365,000.
Are Bracknell house prices going up or down?
Up slightly, and almost back to the 2022 peak. The borough average rose 0.5% in the year to May 2026 and is now 1.2% below its November 2022 high of £406,621. Flats are the exception, down 2.1% over the year. Neighbouring Wokingham fell 3.0% over the same period.
Which is the most expensive part of Bracknell Forest?
Warfield, at a £492,500 median, then Binfield at £471,000. By ward it is Binfield North and Warfield West at £562,500. By postcode sector it is RG42 5, around Warfield and Newell Green, at £576,062.
Where are the cheapest houses in Bracknell?
Inside Bracknell town, where the median was £365,000. The cheapest wards were Town Centre and The Parks at £330,000, Bullbrook at £344,000 and Great Hollands at £350,000.
How much is a flat in Bracknell?
The borough median flat was £230,000 in the year to June 2026, and £209,500 in Bracknell town itself. By parish it ranged from £196,250 in Winkfield up to £305,000 in Warfield. On the UK House Price Index the borough flat average was £219,385 in May 2026, down 2.1% over the year.
Where can I check what a specific house sold for?
Every completed sale in England and Wales is public. Search a street or address for free on the HM Land Registry Price Paid service.
Related
- Bracknell train times to London: 1 hour 7 minutes to Waterloo and what a season ticket costs, which is the other half of the cost of living here.
- Bracknell planning news: 3.53 years of housing land against a five-year requirement, and the office blocks being turned into flats.
- Bracknell roadworks and travel.
- Things to do in Bracknell.
Sources
- UK House Price Index, Bracknell Forest (ONS and HM Land Registry) for the borough average, property-type and first-time-buyer figures and the annual changes.
- HM Land Registry UKHPI open data for the May 2026 record, with Wokingham, Windsor and Maidenhead, Surrey Heath, Reading, the South East and England as benchmarks. The November 2022 peak comes from the same series.
- HM Land Registry Price Paid data for the parish, ward, postcode, street and property-type medians, computed from 1,352 residential sales recorded inside Bracknell Forest completing between 1 July 2025 and 30 June 2026.
- Every sale postcode was looked up on postcodes.io to get its council, parish and ward, which is how the Wokingham sales in RG42 and RG45 were separated out.
Land Registry figures are provisional and revised as more sales are registered, and the most recent months in any window are always the thinnest. Confirm the latest numbers against the linked sources before making a decision.
Have your say
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