January 2026 - Wokingham Property Market Summary
January is usually the month when intent returns to the market after a quieter run-in to Christmas, and the early 2026 picture across Wokingham reflects that familiar reset.
Both RG40 and RG41 show steady pricing metrics over the past six months, alongside notably different levels of transaction turnover - a useful reminder that even neighbouring areas can move at different speeds.
Across RG40 (Wokingham, Finchampstead and Barkham), our analysis drew on 199 recent data points while across RG41 (Winnersh, Woosehill, Emmbrook and Sindlesham), it was 182.
Prices and values
In RG40, the average price per square foot over the past six months is £475, paired with an average property sale price of £524,138.
In RG41, the equivalent average price per square foot is £473, with an average sale price of £529,417.
Read together, the two are closely matched on £/sq ft — a helpful lens for comparing value across different house styles and plot sizes - while RG41’s average sale price is slightly higher.
That combination often points to the mix of homes: a month (or six-month run) where the typical homes transacting in RG41 may be marginally larger, configured differently, or simply skewed towards higher-value pockets, even while the underlying “cost of space” remains very similar.
For buyers and sellers moving within the area, these two measures matter in different ways.
Sale price tends to track what a household is aiming for (or budgeting towards), while £/sq ft can be a steadier way of sense-checking relative value when properties vary widely.
Transaction activity and turnover
The clearest difference between RG40 and RG41 this month is turnover. RG40 recorded 21% turnover of sales, while RG41 recorded 32%. Turnover is a useful indicator of how quickly the market is cycling through available stock, and this gap suggests that January’s “rate of movement” was materially faster in RG41 than RG40.
For households who are both buying and selling locally — a common pattern in Wokingham and its surrounding villages - this matters because pace affects the practicalities of timing: how long you may need to be ready for viewings, decision-making and onward planning, and how quickly “good-fit” options can come and go.
It’s also worth noting that turnover can shift with seasonal listing volumes and the type of properties coming to market, not only with demand. A month with more realistically priced homes, or a better spread of family houses versus apartments (for example), can lift turnover even if prices remain broadly steady.
Buyer behaviour and affordability
The average two-year fixed mortgage rate was 4.06% in January.
When mortgage rates sit at a clearly defined level like this, it often makes budgeting feel more “knowable” - not necessarily easier, but easier to model.
In that context, household income benchmarks become especially relevant. The average household income is £71,700 in RG40, compared with £74,100 in RG41.
The income difference is modest, but alongside RG41’s higher turnover it may help explain why activity there looked brisker in January: slightly more purchasing power on average can widen the pool of viable buyers at a given price point, particularly when rates are a central part of affordability calculations.
Equally, RG40’s pricing and turnover data suggests a market that is still moving, but perhaps with a little more selectivity or a different balance of supply and demand across the types of homes being transacted.
Seasonal context
January’s data sits within a predictable seasonal rhythm. The first month of the year tends to bring fresh instructions and renewed buyer engagement, but it also comes with a “recalibration” effect: buyers recheck what’s achievable, sellers reassess timing, and chains begin to form again after the festive pause.
This year, the headline numbers show that both RG40 and RG41 are operating with broadly similar underlying values per square foot, while the market’s tempo differs - with RG41 more active on turnover, and RG40 slightly steadier.
For many local movers, that combination can translate into a familiar experience: a need to be ready to move decisively on the right home, while still allowing for variation between micro-locations, school catchments, and the specific condition and layout of each property.
Looking ahead
As we move through February, the key themes to watch locally are whether turnover levels converge (as more stock comes to market), and whether the close alignment in £/sq ft continues as the spring market approaches.
With the two-year fixed mortgage rate at 4.06%, attention is likely to remain on value-for-money, monthly affordability and the practical strength of individual chains - particularly for those buying and selling at the same time.
At Quarters, we continue to monitor the local market closely through our work as the area’s only member of The FIA, providing independent, data‑led insight into how national trends translate locally. Email Nick Harris or Teresa Ling at hello@quarters.agency- we're here to help!
